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Auckland Transport
Alterations to Verandahs - Eden Valley Special Character Area
Resource Consent Application
October 2018
GHD | Report for Auckland Transport – Alterations to Verandahs - Eden Valley Special Character Area - 51/34340/00| i
Table of contents
1. Introduction ............................................................................................................................... 1
1.1 Background ..................................................................................................................... 1
1.2 Summary of Project consent requirements....................................................................... 1
1.3 Summary of works subject to this consent application ...................................................... 1
2. Applicant and property details ................................................................................................... 3
3. Description of the proposal ........................................................................................................ 5
3.1 Background ..................................................................................................................... 5
3.2 Clearance requirements .................................................................................................. 6
3.3 Scope of proposed route clearance works ....................................................................... 6
3.4 Description of the works subject to this application........................................................... 7
3.5 Permitted verandah works ............................................................................................. 18
3.6 Assessment of alternatives ............................................................................................ 19
4. Site description ....................................................................................................................... 22
4.1 Location ........................................................................................................................ 22
4.2 Zoning ........................................................................................................................... 23
4.3 Surrounding environment .............................................................................................. 23
5. Matters requiring consent ........................................................................................................ 24
5.1 Consents sought ........................................................................................................... 24
5.2 Permitted activities ........................................................................................................ 24
5.3 Other resource consents required .................................................................................. 24
5.4 National Environmental Standards ................................................................................. 25
6. Consultation ............................................................................................................................ 26
6.1 Engagement with Council .............................................................................................. 26
6.2 Mana Whenua consultation ........................................................................................... 26
6.3 Consultation with building owners/ occupiers ................................................................. 26
6.4 Community engagement................................................................................................ 26
7. Assessment of effects on the environment............................................................................... 27
7.1 Necessity of the works ................................................................................................... 28
7.2 Public benefit and positive effects .................................................................................. 28
7.3 Potential Adverse Effects ............................................................................................... 29
7.4 Summary of effects assessment .................................................................................... 33
8. Statutory assessment .............................................................................................................. 34
8.1 Part 2 assessment of the RMA – Purpose and principles ............................................... 34
8.2 Assessment of objectives and policies ........................................................................... 34
9. Notification .............................................................................................................................. 38
9.1 Section 95A - Public Notification .................................................................................... 38
9.2 Section 95E - Affected Persons ..................................................................................... 38
9.3 Section 95B - Limited Notification .................................................................................. 39
GHD | Report for Auckland Transport – Alterations to Verandahs - Eden Valley Special Character Area - 51/34340/00| ii
10. Conclusion .............................................................................................................................. 40
11. Scope and limitations .............................................................................................................. 41
Figure index
Figure 1 – Dominion Road Double Decker Bus Route ......................................................................... 5
Figure 2 - Required road clearances ................................................................................................... 6
Figure 3 – Character-defining Building – 211-215 Dominion Road ....................................................... 7
Figure 4 – Character-defining Building – 226-228 Dominion Road ....................................................... 8
Figure 5 – Character-defining Building – 244-248 Dominion Road ....................................................... 9
Figure 6 – Character-defining Building – 274 Dominion Road ............................................................ 10
Figure 7 – Character-defining Building – 276-278 Dominion Road ..................................................... 11
Figure 8 – Character-defining Building – 280 Dominion Road ............................................................ 12
Figure 9 – Character-defining Building – 293-305 Dominion Road ..................................................... 13
Figure 10 – Character Area Building (neither character defining nor character supporting) –
335 Dominion Road ....................................................................................................... 14
Figure 11– Character-defining Building – 349 Dominion Road ........................................................... 15
Figure 12 – Character-defining Building – 353 Dominion Road .......................................................... 16
Figure 13 – Character-defining Building – 355 Dominion Road .......................................................... 17
Figure 14 – Character-defining Building – 357 Dominion Road .......................................................... 18
Figure 15 – Building verandah locations along Dominion Road .......................................................... 22
Table index
Table 1 - Applicant and property details ............................................................................................... 3
Table 2 Proposed Cutback Dimensions ............................................................................................... 8
Table 3 Proposed Cutback Dimensions ............................................................................................... 8
Table 4 Proposed Cutback Dimensions ............................................................................................... 9
Table 5 Proposed Cutback Dimensions ............................................................................................. 10
Table 6 Proposed Cutback Dimensions ............................................................................................. 11
Table 7 Proposed Cutback Dimensions ............................................................................................. 12
Table 8 Proposed Cutback Dimensions ............................................................................................. 13
Table 9 Proposed Cutback Dimensions ............................................................................................. 14
Table 10 Proposed Cutback Dimensions ........................................................................................... 15
Table 11 Proposed Cutback Dimensions ........................................................................................... 16
Table 12 Proposed Cutback Dimensions ........................................................................................... 17
Table 13 Proposed Cutback Dimensions ........................................................................................... 18
Table 14 – AUP (OP) Planning Assessment ...................................................................................... 24
GHD | Report for Auckland Transport – Alterations to Verandahs - Eden Valley Special Character Area - 51/34340/00| iii
Appendices
Appendix A – Verandah plans
Appendix B – Options Analysis Summary
Appendix C – AUP(OP) Special Character Area Overlay – Business: Eden Valley | Special
Character Statement
Appendix D – Heritage Assessment
Appendix E – Landowner Written Approvals
GHD | Report for Auckland Transport – Alterations to Verandahs - Eden Valley Special Character Area - 51/34340/00 | 1
1. Introduction
1.1 Background
This resource consent application is one of a suite of consents sought from Auckland Council (the
Council) for works necessary to safely establish Auckland Transport’s1 (AT) Double Decker Bus
Routes.
To increase the capacity of the existing passenger transport network, AT is in the process of
establishing double decker bus routes on key corridors throughout the Auckland region.
AT is responsible for all Auckland regional transport services2, including:
Provision of roads, footpaths, cycleways, carparking and public transport services;
Construction, maintenance and repair of Auckland’s roads and transport network; and
Provision and maintenance of passenger transport services and associated infrastructure
throughout the Auckland region.
The consents lodged and approved to date, for works to provide a clearance envelope along the AT
double decker bus routes, include all tree trimming/ removals and verandah cut-back works along
routes including the Botany Road, Onewa Road, Mt Eden Road and Great North Road routes. All of
the consents lodged to date have been assessed and granted without the need for limited or public
notification.
To integrate these new double decker buses quickly, safely and with as little disruption as possible to
the road network and passenger transport service, AT has begun to undertake the necessary
clearance works along the Dominion Road Double Decker Bus Route (known as the Dominion Road
Route) from September 2018.
1.2 Summary of Project consent requirements
The Dominion Road Route will follow the existing (255, 258, 258X, 267 and 267X) routes as shown
in Figure 1 below. The Dominion Road Route travels from both Lynfield and Blockhouse Bay, joining
in Mount Roskill and travelling the length of Dominion Road before entering the CBD.
Resource consent is not required to establish the double decker bus route. Consent is required for
some of the clearance works within the road corridor. These works typically include tree trimming,
tree removals, works within the root zone and cut backs to the verandahs of buildings. Other works
required are permitted activities.
1.3 Summary of works subject to this consent application
This resource consent application seeks consent to modify 12 existing verandas that overhang the
required clearance envelope of the double decker bus. These verandahs are located on buildings
identified within the Special Character Area Overlay – Business: Eden Valley. Eleven of the buildings
are identified as character defining buildings within the character overlay and one is a character
building (neither character defining nor character supporting). The reduced verandah widths will
allow the double decker buses to run safely along the route.
1 An Auckland Council Controlled Organisation and Requiring Authority, in accordance with section 167 of the Resource Management
Act 1991 (RMA), 2 Excluding State Highways.
GHD | Report for Auckland Transport – Alterations to Verandahs - Eden Valley Special Character Area - 51/34340/00 | 2
Although the verandahs are not owned by AT (owned by the private owners of the buildings they are
attached to), the verandahs encroach over road reserve which is administered by AT. Consultation
with all landowners has been undertaken and their approval obtained (refer Appendix E).
This application does not seek consent for the other activities associated with clearance of the route
for the double decker buses. Those consents will be lodged separately and will include:
Consent to undertake tree works along the Ian McKinnon Drive portion of the route;
Consent to undertake tree works within the CBD portion of the route;
Consent to undertake tree works along the Dominion Road portion of the route (lodged prior to
this consent – TRE60325776);
Consent to undertake tree works along the View Road portion of the route (lodged prior to this
consent – LUC60325920);
Consent to undertake tree works along the Lynfield and Blockhouse Bay legs of the route
(Consent approved 13/08/18, council reference: TRE60322330).
This application has been prepared in accordance with Section 88 and the Fourth Schedule of the
Resource Management Act 1991 (RMA), and the Auckland Unitary Plan – Operative in Part
(AUP(OP)).
GHD | Report for Auckland Transport – Alterations to Verandahs - Eden Valley Special Character Area - 51/34340/00 | 3
2. Applicant and property details
Table 1 - Applicant and property details
Applicant: Auckland Transport
Landowner: Auckland Transport – Owner of the Road Corridor
(the subject verandahs extend into the road
corridor which is administered by Auckland
Transport as a Council Controlled Organisation)
Property Owners –
The North Trust (211-215 Dominion Road)
Xiaoyue Niu (226-228 Dominion Road)
Yu Li (244-248 Dominion Road)
David Vujanic (274 Dominion Road)
Thomas McCann (276-278 Dominion Road)
Kuang-I Feng (280 Dominion Road)
Andrew Langridge (293-305 Dominion Road)
Andrew Langridge (335 Dominion Road)
Chris Burke (349 Dominion Road)
Natu Chhiba (353 Dominion Road)
Natu Chhiba (355 Dominion Road)
Trevor Doreen (357-361 Dominion Road)
Address for Service:
All correspondence should be
directed to the Address for Service
unless otherwise specifically
requested.
Auckland Transport
Private Bag 92250
Auckland 1142
Attention: Manini Hallikeri
cc Matt Keyse
GHD Limited
PO Box 6543 Wellesley Street
Auckland 1141
Legal Description of Site Road Reserve
Physical address and legal description of buildings immediately adjacent the road corridor
and to which the verandahs are attached
Physical Address: Legal Description/ CT:
211-215 Dominion Road, Auckland
Unit A and Accessory Unit 1-3 Deposited Plan
187952/ NA118A/282
GHD | Report for Auckland Transport – Alterations to Verandahs - Eden Valley Special Character Area - 51/34340/00 | 4
226-228 Dominion Road, Auckland Lot 2 Deposited Plan 31896/ NA985/261
244-248 Dominion Road, Auckland Part Lot 4 of Allotments 7 and 8 Section 10
Suburbs of Auckland and Part Lot 4 Allotment 7
and 8 Section 10 Suburbs of Auckland and Part
Lot 4 Allotment 7 and 8 of Section 10 Suburbs of
Auckland/ 235566
274 Dominion Road, Auckland Lot 2-4 and Part Lot 1 Deposited Plan 17436/
NA40C/908
276-278 Dominion Road, Auckland Lot 5-6 Deposited Plan 17436/ NA423/107
280 Dominion Road, Auckland Lot 7-8 Deposited Plan 17436/ NA415/215
293-305 Dominion Road, Auckland Lot 8-9 Block 1 Deposited Plan 174/ NA197/31
335 Dominion Road, Auckland Part Lot 4-5 Deposited Plan 16887/ NA1098/231
349 Dominion Road, Auckland Part Lot 56 Deposited Plan 397/ NA67C/963
353-355 Dominion Road, Auckland Part Lot 57 Deposited Plan 397/ NA177/111
357-361 Dominion Road, Auckland Part Lot 58 Deposited Plan 397/ NA323/190
Auckland Unitary Plan (Operative in
Part) - Zoning and Limitations
Zoning: Business - Local Centre Zone
Overlays: Built Heritage and Character: Special
Character Areas Overlay Residential and
Business - Business Eden Valley
Natural Resources: Quality-Sensitive Aquifer
Management Areas Overlay - Western Springs
Volcanic Aquifer
Natural Heritage: Regionally Significant Volcanic
Viewshafts And Height Sensitive Areas Overlay -
E6, Mount Eden, Viewshafts
Controls: Arterial Roads
Height Variation Control - Eden Valley, 13m
Macroinvertebrate Community Index – Urban
Designation: Auckland Transport - Passenger
Transport Route Designation (1614)
GHD | Report for Auckland Transport – Alterations to Verandahs - Eden Valley Special Character Area - 51/34340/00 | 5
3. Description of the proposal
3.1 Background
AT is in the process of establishing double decker bus routes on key corridors across the Auckland
region. The planned service commencement date for the Dominion Road Route is December 2018.
The Dominion Road Route travels from both Lynfield and Blockhouse Bay, joining in Mount Roskill
and travelling the length of Dominion Road before entering the CBD as shown in Figure 1.
The clearance works, including tree clearance and verandah cut backs, associated with the route
from Auckland CBD through Panmure to Botany (known as the Botany Route), the route through Mt
Eden to Hillsborough (known as the Mt Eden Route) and the route through Western Springs to New
Lynn (known as the Great North Road Route) have already been consented.
AT has undertaken route surveys to ensure the required clearances (discussed further in Section 3.2
of this report) can be achieved along the Dominion Road Route. Clearance works have been
identified to eliminate conflicts with the double decker buses where existing trees and verandahs
extend into and across the road corridor.
Figure 1 – Dominion Road Double Decker Bus Route
Source: Auckland Transport
GHD | Report for Auckland Transport – Alterations to Verandahs - Eden Valley Special Character Area - 51/34340/00 | 6
3.2 Clearance requirements
In order for double decker buses to safely operate on the existing road network there is a need to
provide a clearance envelope that is free from hazards. Providing a clearance envelope beyond the
kerb-line, contributes to creating a safer road environment, which is part of AT’s ‘safe system’
approach.
AT has adopted a horizontal clearance of 500mm setback from the kerb face on double decker bus
routes to account for the camber of the road and lean of higher buses. Where the buses are entering
and exiting bus stops, this horizontal clearance is increased to 1000mm to account for the wide tail
swing of the buses.
Figure 2 - Required road clearances
Source: GHD
3.3 Scope of proposed route clearance works
GHD has been engaged by AT to ascertain the works required within the road reserve along the
Dominion Road Route in order to provide adequate clearance for double decker buses. Conflicts with;
verandahs, street furniture, traffic signs, power and telephone poles and trees along the route have
been noted and are being addressed in several ways. Various options have been explored for
dealing with these conflicts including:
Tree trimming within arboriculture best practice guidelines.
Tree removal.
Cutting-back verandahs that protrude towards the road corridor.
Alterations to the road layout to provide bus lanes in the middle of the road.
Repainting of road markings.
Moving street furniture such as signage, light poles, bus stops and telephone poles.
Moving kerb lines.
Alternative routes.
The solutions now proposed for the Dominion Road Route comprise an overall balanced package of
work in order to ensure the safety of bus passengers, effective traffic operations and maintenance of
heritage and character values.
GHD | Report for Auckland Transport – Alterations to Verandahs - Eden Valley Special Character Area - 51/34340/00 | 7
3.4 Description of the works subject to this application
The proposed works involve the cut back of 12 existing verandahs on character defining buildings
within the Special Character Area Overlay – Business: Eden Valley. One building which is located in
the special character area that is neither identified as character defining nor character supporting will
also require works. The verandahs are currently projecting into the clearance envelope required by the
double decker buses as outlined in section 3.2 above. These verandahs are shown in the figures
below with design drawings contained in Appendix A.
3.4.1 211-215 Dominion Road
The building located at 211-215 Dominion Road is a two storey, rendered brick building located near
the intersection of Dominion Road and Valley Road.
Figure 3 – Character-defining Building – 211-215 Dominion Road
The building is located adjacent to an existing bus stop and therefore the verandah requires a
setback of 1000mm from the kerb. The verandah is currently set back 600mm from the kerb. It needs
to be cutback by 400mm to meet the clearance requirements.
The proposed alterations will involve removing and disposing of the existing edge beam (which does
not meet the current structural code) and tie rods, which are not suitable to be reused due to their
poor condition.
The existing timber rafters will be cut shorter to suit; and a new edge beam installed.
New tie rods will be fabricated to match the originals. The tie rods will be connected to the existing
fixing points on the parapet wall and to new fixing plates bolted to the edge beam.
The existing roofing will be cut shorter and reused, new flashings installed and the existing signage,
lighting and other services will be reinstated or replaced with new as appropriate.
GHD | Report for Auckland Transport – Alterations to Verandahs - Eden Valley Special Character Area - 51/34340/00 | 8
Table 2 Proposed Cutback Dimensions
Existing verandah width
Proposed cutback Resultant width Reduction in Verandah
Resultant setback
2400mm 400mm 2000mm 16% 1000mm
3.4.2 226-228 Dominion Road
226-228 Dominion Road is a two-storey timber building with weatherboard construction. At the time
of the pre-application meeting it was considered the neighbouring verandah at 224 would need to be
cut back as well, however through further investigation this is no longer necessary.
Figure 4 – Character-defining Building – 226-228 Dominion Road
The existing verandah is a freestanding canopy structure comprising of stretched fabric over curved
steel frames.
The canopy is 200mm back from the kerb line therefore, will need to be reduced in width by around
300mm to meet the 500mm clearance requirements. This work will involve cutting the existing
curved steel roof frame off the support posts; cutting down the curved rafters to suit the reduced
width before re-welding the modified frame to the retained support posts on-site.
Table 3 Proposed Cutback Dimensions
Existing verandah width
Proposed cutback Resultant width Reduction in Verandah
Resultant setback
2050mm 300mm 1750mm 14% 500mm
GHD | Report for Auckland Transport – Alterations to Verandahs - Eden Valley Special Character Area - 51/34340/00 | 9
3.4.3 244-248 Dominion Road
The building located at 224-228 Dominion Road is a two-storey building containing four independent
shops on the lower floor.
Figure 5 – Character-defining Building – 244-248 Dominion Road
The building veranda is currently 250mm back from the kerb line, therefore it is proposed to be
reduced in width by approximately 250mm to meet the 500mm clearance requirements.
The proposed alterations comprise removing and disposing of the existing edge beam (which does
not meet the current structural code) and tie rods, which are not suitable to be reused due to their
poor condition.
The existing timber rafters will be retained, after being cut shorter to suit, and will be refixed to the
new timber edge beam. New tie rods will be fabricated to match the originals and will be connected
to the edge beam.
The existing roofing (which is relatively new) will be cut shorter and reused with new flashings and
soffits installed. The existing signage, lighting and other services will be reinstated or replaced as
appropriate.
Table 4 Proposed Cutback Dimensions
Existing verandah width
Proposed cutback Resultant width Reduction in Verandah
Resultant setback
2600mm 250mm 2350mm 9% 500mm
GHD | Report for Auckland Transport – Alterations to Verandahs - Eden Valley Special Character Area - 51/34340/00 | 10
3.4.4 274 Dominion Road
The building located at 274 Dominion Road known as Geoff’s Emporium is a two-storey building with
a zig zag style verandah cantilevered off the building.
Figure 6 – Character-defining Building – 274 Dominion Road
The building verandah is currently 100mm back from the kerb line, therefore it is proposed to be
reduced in width by approximately 400mm to meet the 500mm clearance requirement.
However, at this amount of setback, the front edge of the verandah clashes with the existing light
pole. AT have deemed that this pole is not able to be relocated; and so there are two options to
address this clash:
1. Reduce the verandah front edge to be at least 80mm clear of the pole all around; or
2. Reduce the width of the verandah overall by a further 300mm (approximately, resulting in a
total cutback of 600mm) so that the front edge passes behind the pole.
The design development team assessed both options and considered the second option to be the
most appropriate, as maintaining the overall integrity of the verandah’s appearance was considered
a higher priority than maximising the width of cover that the verandah provides.
The proposed alteration works will involve the removal of the front fascia elements (flashing and
fascia board) before cutting back the internal structure and reinstating the fascia. This will be done by
using the original material if it is in suitable condition or replacing this with new material to match.
The existing light pole will remain in its current position but will no longer be embedded within the
verandah. The edge beam of the proposed verandah will fall behind the pole with the proposed
cutback.
Table 5 Proposed Cutback Dimensions
Existing verandah width
Proposed cutback Resultant width Reduction in Verandah
Resultant setback
2900mm 600mm (to clear the pole)
2300mm 20% 500mm
GHD | Report for Auckland Transport – Alterations to Verandahs - Eden Valley Special Character Area - 51/34340/00 | 11
3.4.5 276-278 Dominion Road
The building located at 276-278 Dominion Road is the two storey building located directly next to the
Geoff’s Emporium building. The verandah has recently been refurbished along with the rest of the
building.
Figure 7 – Character-defining Building – 276-278 Dominion Road
The building’s verandah is currently 200mm back from the kerb line, therefore it is proposed to be
reduced in width by approximately 300mm to meet the 500mm clearance requirement.
The work will involve the removal of the existing edge beam, cutting back the rafters and soffit
framing, and installing a new edge beam.
Due to the recent refurbishment of the building the verandah’s tie rods and fixing points can be used.
The roofing is also in good condition and will be cut shorter and reused with new flashings and soffits
installed. The existing signage, lighting and other services will be reinstated or replaced with new as
appropriate.
Table 6 Proposed Cutback Dimensions
Existing verandah width
Proposed cutback Resultant width Reduction in Verandah
Resultant setback
2900mm 300mm 2600mm 10% 500mm
GHD | Report for Auckland Transport – Alterations to Verandahs - Eden Valley Special Character Area - 51/34340/00 | 12
3.4.6 280 Dominion Road
The building located at 280 Dominion Road is the two storey building located directly next to 276-
278.
Figure 8 – Character-defining Building – 280 Dominion Road
The building verandah is currently 200mm back from the kerb line, therefore it is proposed to be
reduced in width by approximately 300mm to meet the 500mm clearance requirement.
The proposed alterations comprise removing and disposing of both the existing edge beam (which
has deteriorated and does not meet the current structural code) and the tie rods, which are not
suitable to be reused.
The existing timber rafters will be cut shorter to suit and a new edge beam to be installed.
New tie rods will be fabricated to match the originals and will be connected to new fixing plates
attached to the edge beam and the existing fixing points on the parapet wall.
The existing roofing will be cut shorter and reused with new guttering, flashings and soffit linings
installed. The existing signage, lighting and other services will be reinstated or replaced with new as
appropriate.
Table 7 Proposed Cutback Dimensions
Existing verandah width
Proposed cutback Resultant width Reduction in Verandah
Resultant setback
2900mm 600mm (to clear the pole)
2600mm 10% 500mm
GHD | Report for Auckland Transport – Alterations to Verandahs - Eden Valley Special Character Area - 51/34340/00 | 13
3.4.7 293-305 Dominion Road
The building located at 293-305 Dominion Road is a two-storey building containing four independent
shops.
Figure 9 – Character-defining Building – 293-305 Dominion Road
The building is located outside an existing bus stop and therefore the verandah requires a setback of
1000mm from the kerb. The verandah is currently set back 500mm. A cutback of 500mm is required
to meet the clearance requirements.
The proposed alterations include the removal and replacement of the existing edge beam (which
does not meet the current building code) and the tie rods which due to their poor condition are not
suitable for reuse.
The existing timber rafters will be retained after being cut shorter to suit and will be refixed to the new
timber edge beam. New tie rods will be fabricated to match the originals and will be connected to the
existing fixing points on the parapet wall.
The steeper angle of the tie rods results in them clashing with the masonry ledge or cornice located
above the second storey windows. To ensure safe clearance to the tie rods the cornice is proposed
to be cut back by 165mm. The cutback will reduce the cornice by 165mm. This building is the only
building amongst the group where works to the facade is required.
The existing roofing will be cut shorter and reused with new flashings and soffits installed. The
existing signage, lighting and other services will be reinstated or replaced with new as appropriate.
The existing light pole will remain in its current position but will no longer be embedded within the
verandah. The edge beam of the proposed verandah will fall behind the pole with the proposed
cutback.
Table 8 Proposed Cutback Dimensions
Existing verandah width
Proposed cutback Resultant width Reduction in Verandah
Resultant setback
2700mm 500mm 2200mm 18% 1000mm
GHD | Report for Auckland Transport – Alterations to Verandahs - Eden Valley Special Character Area - 51/34340/00 | 14
3.4.8 335 Dominion Road
335 Dominion Road is a single storey, single unit shop with a fully enclosed verandah supported by
tie rods. While the building is located within the Eden Valley Special Character Area it is not
considered to be character defining nor character supporting.
Figure 10 – Character Area Building (neither character defining nor character
supporting) – 335 Dominion Road
The existing verandah is set back about 200mm from the kerb line, therefore it is proposed to be
reduced in width by around 300mm to meet the 500mm clearance requirement.
The proposed alterations to the verandah involves removing the edge channel, shortening the end
beams before reinstating the edge channel to suit the new verandah alignment. Both tie rods are
badly corroded and will be replaced with new tie rods to match.
The fixing points of the existing tie rods are at approximately ¾ width (~2100mm) of the existing
verandah. One of the existing fixing points is badly corroded so the set out of the new tie rods fixing
points will be repositioned closer to the building (~1875mm). This will actually serve to retain the
fixing at approximately ¾ width of the modified verandah, thus retaining the existing tie road
arrangements and visual proportions.
Table 9 Proposed Cutback Dimensions
Existing verandah width
Proposed cutback Resultant width Reduction in Verandah
Resultant setback
2800mm 300mm 2500mm 10% 500mm
GHD | Report for Auckland Transport – Alterations to Verandahs - Eden Valley Special Character Area - 51/34340/00 | 15
3.4.9 349 Dominion Road
349 Dominion Road is a two-storey corner building which fronts both Dominion Road and Burnley
Terrace.
Figure 11– Character-defining Building – 349 Dominion Road
The verandah is currently aligned with the kerb and therefore the structure is proposed to be cut
back by 500mm. The existing verandah wraps around the building, fronting both Dominion Road and
Burnley Terrace as seen in Figure 10. To ensure the consistency is kept with the existing verandah,
the 500mm cut back is proposed to be undertaken to the entire verandah including the portion
fronting Burnley Terrace.
The proposed alterations comprise removing and disposing of the existing edge beam (which does
not meet the current building code) and the replacing the tie rods which are not suitable to be reused
due to their poor condition.
The existing “T” rafters will be retained while being cut shorter to suit. They will be refixed to the new
timber edge beam. New tie rods will be fabricated to match the originals and will be connected to the
edge beam.
The existing roofing and purlins will be cut shorter and reused where possible, or new matching
material installed as necessary. New flashings and soffits will need to be installed. The existing
signage, lighting and other services will be reinstated or replaced with new as appropriate.
Table 10 Proposed Cutback Dimensions
Existing verandah width
Proposed cutback Resultant width Reduction in Verandah
Resultant setback
2550mm 500mm 2050mm 19% 500mm
GHD | Report for Auckland Transport – Alterations to Verandahs - Eden Valley Special Character Area - 51/34340/00 | 16
3.4.10 353 Dominion Road
353 Dominion Road is a small single storey shop which has had significant alteration to its exterior
and verandah over its life time (see Appendix D). It is proposed that the verandah is rebuilt rather
than cut back as the original materials contained within the verandah are in a poor condition and are
unable to be safely modified.
Figure 12 – Character-defining Building – 353 Dominion Road
The front edge of the verandah is currently position about 200mm away from the kerb line. The
verandah is proposed to be rebuilt with a width reduced by 300mm to meet the 500mm clearance
requirements.
The previous alterations and the age of the original material which remains means that the existing
structure is unable to be safely modified. Therefore the verandah is proposed to be replaced.
The design for the new structure is based on the construction methods for the existing verandah.
This includes reconstructing the barrel vault roof along with installing a new edge beam, tie rods and
curved steel rafters to form a curved roof as close to the original structure as possible. The existing
signage and other services will be reinstated or replaced with new as appropriate.
Table 11 Proposed Cutback Dimensions
Existing verandah width
Proposed cutback Resultant width Reduction in Verandah
Resultant setback
2515mm N/A (verandah to be rebuilt with reduced width of 300mm)
2215mm 11% 500mm
GHD | Report for Auckland Transport – Alterations to Verandahs - Eden Valley Special Character Area - 51/34340/00 | 17
3.4.1 355 Dominion Road
355 Dominion Road is adjacent to 353 Dominion Road with the two buildings separated by a small
vehicle access way. 355 Dominion Road is a small single storey building containing a single shop.
Figure 13 – Character-defining Building – 355 Dominion Road
The front edge of the verandah is aligned to the kerb line and is proposed to be cut back by
500mm to meet the clearance requirement.
The proposed alterations involve removing and disposing of the existing edge beam (which does not
meet the current structural code) and the tie rods, which are not suitable to be reused.
The existing timber rafters will be cut shorter to suit; and a new edge beam installed.
New tie rods will be fabricated to match the originals and will be connected to new fixing plates
bolted to the edge beam. The existing fixing points on the parapet wall will be retained.
The existing roofing will be cut shorter and reused, new barge flashings and soffit linings installed.
The existing signage, lighting and other services will be reinstated or replaced with new as
appropriate.
Table 12 Proposed Cutback Dimensions
Existing verandah width
Proposed cutback Resultant width Reduction in Verandah
Resultant setback
2400mm 500mm 1900mm 20% 500mm
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3.4.1 357 Dominion Road
357 Dominion Road is located directly next to 353 Dominion Road and includes three units.
Figure 14 – Character-defining Building – 357 Dominion Road
The front edge of the verandah is aligned to the kerb line and is proposed to be cut back by 500mm.
The proposed alterations comprise removing and disposing of the existing edge beam (which does
not meet the current building code) and the tie rods, which are not suitable to be reused.
The existing timber rafters will be cut shorter to suit; and a new edge beam installed.
New tie rods will be fabricated to match the originals and will be connected to new fixing plates
bolted to the edge beam. The existing fixing points on the parapet wall will be retained.
The existing roofing will be cut shorter and reused, new barge flashings and soffit linings installed.
The existing signage, lighting and other services will be reinstated or replaced with new, as
appropriate.
Table 13 Proposed Cutback Dimensions
Existing verandah width
Proposed cutback Resultant width Reduction in Verandah
Resultant setback
2400mm 500mm 1900mm 20% 500mm
3.5 Permitted verandah works
In total, 28 verandahs are proposed to be cutback along Dominion Road as part of the proposed
works. Sixteen of those verandahs are able to be cutback as a permitted activity because they are
located outside of the Special Character Area Overlay. The remaining 12 verandahs are identified in
Section 3.4 and are the subject of this application.
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It is noted that while resource consent is not required for all verandah alterations, building consent
will be sought for all 28 verandahs.
3.6 Assessment of alternatives
A range of alternative solutions have been explored by the project design team to avoid the need to
modify the verandahs along Dominion Road for the purpose of establishing the Double Decker Bus
Route.
Specifically, a detailed optioneering process was undertaken to identify and assess a range of
feasible solutions, including:
Relocation of inline bus stops.
Re-alignment of kerb lines.
Modification of verandah structures.
Modification of verandahs was considered a ‘last resort option’ for the team due to the greater
number of variables associated with such works. Such variables included the need to gain approvals
from building owners, applying for building and/or resource consents, and finding appropriate
contractors to undertake the works. All of these things were considered as risks to the project’s
timeframes.
A number of proposed modifications to the road corridor were considered throughout the design
phase to alleviate the need to alter verandahs along the route. These solutions included the buildout
of kerbs, carriage width alterations, movement of bus stops (where greater clearances are required)
and the alteration of road markings. Of the 77 verandahs originally identified as being located within
the clearance envelope of the buses, 50 of those conflicts have been resolved using these methods.
Of the 28verandahs requiring cutbacks, 12 require resource consent. The alternatives to cutbacks for
these 12 identified verandahs have been unachievable largely due the buildings being located in
areas where:
Existing lane widths do not allow for lane marking alterations or kerb buildouts while
meeting minimum lane width requirements;
Removal of lanes is not appropriate due to the high vehicle numbers which use the corridor
and potential for significant congestion;
Kerb buildouts have been proposed on the other side of the street (reducing the lane widths
to minimum limits) to reduce more significant cutbacks to other verandahs;
Bus stop repositioning is not feasible due to a lack of appropriate alternative locations;
Bus stop size reductions are not feasible as the road corridor hosts a high number of buses
which must be accommodated for to ensure they are not queuing within the road corridor,
across intersections or blocking vehicle access
A summary of the alternative options considered for each of the 12 verandahs is provided in Table
14 below, with a detailed assessment included in the Option Analysis Summary in Appendix B.
Overall, due to these reasons, the proposed verandah cutbacks have been considered the best
practicable option to safely clear the corridor for the operation of the double decker buses.
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Table 14 Alternatives summary
Property Alternatives considered Reasons these alternatives
are not achievable
211-215 Dominion Road Kerb build out i.e. extending
the footpath into the road
reserve.
Relocation of the bus stop:
uphill towards View Road, or to
the south.
Adjusting the length of the bus
stop (making it shorter).
The existing road carriageway
in this location is not wide
enough to enable the kerb
build out and provide for traffic
lanes of an appropriate width.
Shifting the bus stop would
impact commuters, particularly
those who are physically
impaired.
A shorter bus stop would be
inadequate due to high
boarding numbers and
frequency of buses at this bus
stop.
226-228 Dominion Road Kerb build out i.e. extending
the footpath into the road
reserve.
The existing road carriageway
in this location is not wide
enough to enable the kerb
build out and provide for traffic
lanes of an appropriate width.
244-248 Dominion Road Adjustment of lane
arrangements including
removal of tapered right turn
lane.
Lane rearrangement would
reduce the right hand lane
below the required lane width.
Removal of the lane would
impact traffic flow as there are
often vehicles queuing in the
lane to turn right.
274 Dominion Road
276-278 Dominion Road
280 Dominion Road
293-305 Dominion Road Relocation of the bus stop
Kerb build out i.e. extending
the footpath into the road
reserve.
Adjustment of lane
arrangements
Moving the bus stop would
impact the safety of the nearby
crossing facilities which AT
has identified as essential to
the road corridor for pedestrian
safety in a highly
pedestrianised area.
The narrow lane widths in the
area also do not allow for kerb
buildouts or lane modification
to avoid the conflict with the
verandah.
335 Dominion Road Kerb build out i.e. extending
the footpath into the road
reserve.
The narrow lane widths in the
area also do not allow for kerb
buildouts or lane modification
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Adjustment of lane
arrangements
to avoid the conflict with the
verandah.
349 Dominion Road Kerb build out i.e. extending
the footpath into the road
reserve.
Adjustment of lane
arrangements
The lane widths have been
reduced to minimum widths
due to kerb buildouts on the
other side of the road to
prevent cutbacks to the
building at 360 Dominion Road
(Special Character Area
Building).
360 Dominion Road was
determined more appropriate
to be protected by the kerb
buildout as the verandah
would require a 1000mm
cutback due to the bus stop in
front of it. In comparison the
buildings 349, 353, 355 and
357 Dominion Road require a
smaller cut back of 500mm.
353 Dominion Road
355 Dominion Road
357 Dominion Road
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4. Site description
4.1 Location
The 12 verandahs subject to this application are all located on Dominion Road at the general
locations identified in Figure 15 below.
Figure 15 – Building verandah locations along Dominion Road
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4.2 Zoning
The 12 verandahs are all attached to buildings located within the Business – Local Centre Zone
and are identified within the Built Heritage and Character: Special Character Area Overlay -
Business Eden Valley. Eleven of the buildings are identified as ‘character defining’ buildings in
accordance with Chapter D18 of the AUP(OP). One building is identified as neither ‘character
defining’ nor ‘character supporting’, but is still located inside the special character area (See
Appendix C). The verandahs able to be altered as a permitted activity are located in the
Business - Mixed Use Zone and are all located outside of the Special Character Area Overlay.
The verandahs subject to this application are also located within the Natural Resources: Quality-
Sensitive Aquifer Management Areas Overlay - Western Springs Volcanic Aquifer with three
buildings at the southern end of the character area also located in the Natural Heritage:
Regionally Significant Volcanic Viewshafts and Height Sensitive Areas Overlay. All of the
buildings are also located within the Height Variation Control - Eden Valley, 13m.
The proposed works will be undertaken within the road reserve, which is subject to an Arterial
Route Control area.
A number of the buildings subject to this application are also located within the A T designation
(1614) which runs along Dominion Road.
4.3 Surrounding environment
The business area is a community focal point for Eden Valley with the buildings defining the
character of the area. The buildings are part of a significant grouping of early 20th century
commercial buildings stretching down Dominion Road. While redevelopment and infill has
occurred throughout the last century, a diverse mix of commercial buildings has been retained.
The diversity of the area is a result of a range of architectural styles used across the original
commercial buildings and the non-uniform infill, which has occurred along Dominion Road over
time. As described in the heritage assessment (Appendix D), the buildings as they exist today,
are ‘rag tag’ in nature and this is consistent across the character area. This is due to the
variations in building design but also a result of the aging buildings and individual alterations/
additions that have occurred to them over the years.
The majority of buildings in the area that front Dominion Road have verandahs which provide
shelter over the footpaths running beneath them. Like the buildings, the verandahs range
considerably in design, height, width, coverage and condition adding to the visual and design
complexity of the area. For many of the verandahs, their appearance is greatly determined by
the signage present which is generally attached to the front edge beam facing the road. The
‘rag tag’ nature of the area described in the heritage assessment (Appendix D) comes through
from the verandahs themselves as while the facades of the older buildings often retain original
design features the verandahs in many cases are significantly modified, are later additions to
the buildings, or dominated by the modern signage.
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5. Matters requiring consent
5.1 Consents sought
5.1.1 Auckland Unitary Plan Operative in Part (AUP (OP))
Table 2 outlines the relevant rules and activity status of the proposed works to cut back the
existing verandahs under the AUP (OP).
Table 14 – AUP (OP) Planning Assessment
Activity Rule Activity status
Alterations to verandahs in the Eden Valley Character Area
Chapter D, Section D18 Special Character Areas Overlay – Residential and Business
Rule D18.4.2 (A11)
Alterations to a character defining building not otherwise provided for (refer to Appendix C)
Restricted discretionary activity
Alterations to verandahs in the Eden Valley Character Area – not identified as character defining buildings
Chapter D, Section D18 Special Character Areas Overlay – Residential and Business
Rule D18.4.2 (A13)
Alterations to a building in the Special Character Areas Overlay – Business not identified as character defining (refer to Appendix C)
Restricted discretionary activity
Alterations to verandahs in the Eden Valley Character Area – not identified as character supporting buildings
Chapter D, Section D18 Special Character Areas Overlay – Residential and Business
Rule D18.4.2 (A21)
Alterations to a building in the Special Character Areas Overlay – Business not identified as character supporting (refer to Appendix C)
Restricted discretionary activity
5.1.2 Consent summary
Land use consent is required under section 9(3) of the RMA for the cut back of 12 existing
verandahs in the Special Character Area Overlay: Business – Eden Valley as a restricted
discretionary activity.
5.2 Permitted activities
Additional verandah works that can be undertaken as a permitted activity include cut backs on
buildings not subject to verandah controls within Special Character Area Overlays. These
works are permitted and no resource consent is required.
5.3 Other resource consents required
This application is one of several consents sought for the Dominion Road Route.
Other consents required for the clearance works along this route, which are being lodged
separately, include:
Consent to undertake tree works along the Ian McKinnon Drive portion of the route;
Consent to undertake tree works within the CBD portion of the route;
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Consent to undertake tree works along the Dominion Road portion of the route (lodged prior
to this consent – TRE60325776);
Consent to undertake tree works along the View Road portion of the route (lodged prior to
this consent– LUC60325920);
Consent to undertake tree works along the Lynfield and Blockhouse Bay legs of the route
(Consent approved 13/08/18, council reference: TRE60322330).
5.4 National Environmental Standards
The works will not trigger the National Environmental Standards for Assessing and Managing
Contaminants in Soil to Protect Human Health Regulations (NES Soil) as the verandah works
do not involve soil disturbance.
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6. Consultation
6.1 Engagement with Council
A pre-lodgement meeting was held (4th July 2018) with members of the Council’s consenting
team (Ciaran Power, Rebecca Fogel, George Farrant and Paul Hansen) to discuss the extent of
the route clearance works, proposed timeframes and future assessment work still to be
undertaken. The Council Officers confirmed that the required applications could be lodged on a
staged basis. Preliminary drawings identify the buildings and proposed verandah alterations
were provided to Council at this tme.
A further pre-lodgement meeting was held on 2nd August 2018 with Rebecca Fogel (heritage)
and Andrew Boyd (building consents) to discuss in more detail the proposed works to the
buildings along Dominion Road. Rebecca Fogel identified concerns around the cut back of the
verandahs. It was made clear an alternative options assessment would be required as part of
the consent application to outline why road alterations could not reduce the need to modify the
subject verandahs. It was also identified that specific features and decorative elements of the
buildings would need to be discussed as part of the application and be presented in the design
drawings. As a result of these discussions an Alternative Options Assessment (Appendix B)
and Heritage Assessment (Appendix D) has been completed and forms part of this application.
6.2 Mana Whenua consultation
AT has undertaken consultation with mana whenua in relation to the wider programme of works
including the Double Decker Buses.
Our assessment of the AUP(OP) rules relative to the proposed works is that a cultural impact
assessment is not required in this instance because no relevant rules are triggered by the
proposed works. Thus, no consultation specific to the verandah cutbacks has been undertaken
with mana whenua and none is considered necessary for the purpose of this resource consent
application.
6.3 Consultation with building owners/ occupiers
Consultation has been undertaken between AT and the property owners for the sites on which
the verandahs will be subject to works. As part of this consultation it has been established that
AT will fund the works, perform all works in accordance with the Building Act requirements
(building consent will be required for these works), and in a manner which manages temporary
construction effects on the occupiers. No concerns have been raised by the landowners in
relation to these works (See Appendix E for owner approvals).
AT is continuing to work collaboratively with the property owners to undertake the necessary
works to provide the required cutbacks. In addition, the construction contractors will be required
to inform the occupiers of the buildings of the proposed works prior to works commencing on
site to ensure that they are provided adequate notification.
6.4 Community engagement
A public engagement campaign is proposed to take place prior to the launch of the double
decker buses along this route. In addition, AT has advised the Puketepapa and Albert-Eden
Local Boards of the proposal and have explained the necessity of the works required.
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7. Assessment of effects on the
environment
Section 88(2)(b) of the RMA requires that any application for a resource consent should include,
in accordance with the Fourth Schedule, an assessment of effects on the environment in such
detail as corresponds with the scale and significance of the effect that the activity may have on
the environment. This section fulfils that requirement.
Under Section 104(1)(a) of the RMA, when considering an application for resource consent the
consent authority must, subject to Part 2, have regard to any actual and potential effects on the
environment.
This section assesses the potential effects of the proposed verandah works including:
Necessity of the works;
Public benefit and positive effects;
Potential adverse effects;
Consideration of alternatives.
Resource consent is required as a restricted discretionary activity. The relevant restricted discretionary assessment criteria are as follows:
D18.8.2.2. Special Character Areas Overlay - Business
(2) For additions to a character defining building:
(a) policies D18.3(8) to (14) as relevant, and in addition, all of the following:
(i) whether the additions are appropriate when considered against the relevant assessment criteria for additions in the zone;
(ii) whether at the street elevation(s) maintain an appearance similar to the original façade of the character defining building;
(iii) where relevant, whether the addition to the building is positioned and designed to retain the continuity of the front façade alignment of the building or adjoining buildings and the established horizontal or vertical modulation;
(iv) whether the design and materials respect and respond positively to those originally used and contribute strongly to the architectural character and detailing of the building;
(v) whether the additions to the building are compatible with the architectural form, mass, proportions and style of the existing building(s) on the site;
(vi) whether the additions to the building retain as much of the existing building fabric as practicable;
(vii) whether the additions to the building use a colour scheme which is compatible with the age and detailing of the building;
(viii) for retail premises, whether the additions to the building have main frontage(s) incorporating significant areas of unobscured display glazing and building entries reflecting traditional forms in order to maintain good visual connections with the street; and
(ix) whether the additions to the building locate and design attachments, such as signs, aerials and design attachments, such as signs, aerials and air conditioning units, sympathetically to the existing building.
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(4) For new buildings; or alterations and additions to buildings not identified as character defining or character supporting:
(a) policies D18.3(8) to (14);
(b) whether the new building or alterations and additions to buildings not identified as character defining or character supporting:
(i) are appropriate when considered against the relevant assessment criteria for new buildings or alterations or additions in the zone;
(ii) reflect and have regard to the special character statement for the area;
(iii) are designed to respond positively to the architectural form, bulk, proportions, materials and colour of any existing buildings on the site and/or any surrounding scheduled historic heritage place, character-defining or character-supporting buildings;
(iv) are designed to respond positively to the built form characteristics and urban structure of the special character area;
(v) are designed and located in a manner that respects original physical features of the special character area as identified in the built form section of the special character statement;
(vi) where possible, are positioned to reflect and/or enhance the continuity of the historic front façade alignments of the adjoining character defining or character supporting buildings;
(vii) are constructed with materials that are of a high standard of quality and durability that respond positively to the architectural character and detailing of any scheduled historic heritage place, character-defining or character-supporting buildings;
(viii) are designed to respond positively to the established horizontal or vertical modulation evident on the front façade of any existing scheduled historic heritage place, character-defining or character-supporting buildings;
(ix) for retail premises, have main frontage(s) incorporating significant areas of unobscured display glazing and building entries reflecting traditional forms in order to maintain good visual connections with the street;
(x) proposes to combine buildings and/or sites, so that the finished appearance/facade maintains visual evidence of the previous pattern of development by vertical modulation; and
(xi) provides for on-site parking or loading where this would enable better outcomes in terms of maintaining/enhancing special character and supporting commercial land use viability.
7.1 Necessity of the works
The proposed verandah works are essential to facilitate the safe functioning of the road
network, following the proposed roll out of AT’s double decker buses. A comprehensive survey
of the Dominion Road section of the Dominion Road Route has been undertaken and the
verandah works have been identified as the minimum works necessary to ensure the potential
conflict between the new buses and buildings along the route is avoided. Without the works
identified, a significant safety issue will be present along the route with the potential of buses
striking verandahs within the corridor.
7.2 Public benefit and positive effects
The overall public benefit of the proposed works is that:
A safe double decker bus route can be established from the CBD to Lynfield and Blockhouse Bay via Dominion Road; and
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The new double decker buses provide opportunity for increased bus patronage at peak travel periods when they are operating along the route.
The Double Decker Bus Project is a tangible example of delivery of the AT and Council goal of a
more efficient roading network as set out in the ‘Auckland Plan’ and the AUP(OP). The route
facilitates additional public transport capacity on the existing network, without the need for
additional roading infrastructure.
The resulting works, while altering the verandahs, will have a positive effect in maintaining and
enhancing the verandah structures. Many of the buildings/ vernadahs are in a deteriorating
condition. It has been identified during early investigations that some key structural elements,
such as the tie rods supporting many of the verandahs, are in a state of disrepair. AT has a
responsibility to reinstate all verandahs to a safe condition in keeping with the building code. As
a result, many of the verandahs will be re-established in a better structural condition than they
are currently in, prolonging their life and ensuring public safety.
7.3 Potential Adverse Effects
The verandah alterations have been assessed against the relevant assessment criteria for a
restricted discretionary activity set out in D18.8.2.2 of the AUP (OP).
7.3.1 Effects on the elements of the character-defining buildings
The proposed works will alter 11 existing verandahs attached to character-defining buildings
located within the Special Character Area Overlay – Business: Eden Valley. As outlined above,
and in the character statements provided in Appendix C and D, these buildings hold special
character value within the Eden Valley area.
Effect on Building Character
The buildings within the special character area demonstrate a range of Edwardian and early 20th
century architectural styles typically found in traditional commercial areas. The mixture of
architectural styles is evident across the 12 buildings that are the subject of this proposal. With
regard to the verandahs, the heritage assessment (Appendix D) has highlighted that many of
the verandahs attached to the buildings have either been previously modified or added some
time after the construction of the buildings. The verandahs are characteristically different from
one another, and ‘rag tag’ in their design, height, width, coverage and condition.
The works proposed on the majority of the buildings are limited to the existing verandahs, with
most buildings not requiring alterations to other features (i.e. building facades). As far as
practicable, the verandahs will be altered/ replaced using the same design and materials they
were originally constructed with in order to help retain their existing architectural character and
remain compatible with the existing environment.
While modification of the verandahs is occurring, the buildings’ original and key character
defining elements, such as the facades and decorative features will remain untouched. An
example of this is the works being proposed at 211-215 Dominion Road. While the previously
modified verandah will be impacted, none of the features identified in (Appendix D), such as
the rendered brick finish, stepped parapet or cornice feature, will be altered by the works. All
fixing points to the buildings, including the tie-rod fixing points consistent with many of the
buildings, will be reused and remain unaltered. By retaining these features across the 12
buildings, it is considered that the effects of the verandah cutback will have a less than minor
effect on the overall character of the buildings.
293-305 Dominion Road is the only building where some modification will need to be made to
the building’s facade to allow for the alteration of the verandah. While the existing tie rod fixing
points on the parapet wall will be used, the steeper angle of the tie rods will result in them
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clashing with the masonry ledge known as the cornice of the building. A 165mm cut back of the
cornice is proposed to ensure safe clearance is achieved. As identified in the alternative
assessment (Appendix B) there is no safe alternative location for the bus stop located outside
this building. Movement of the bus stop would impact the safety of the nearby crossing facilities
which AT has identified essential to the road corridor for pedestrian safety in a highly
pedestrianised area. The narrow lane widths in the area also do not allow for lane modification
to avoid the conflict with the verandah. As a result the alteration to the verandah and facade is
deemed necessary and is the most practicable option to maintain the clearance envelop
required by the buses traveling the route..
It is considered there will be less than minor effects on the buildings character as a result of
reducing the cornice. The cornice will be retained and will only be reduced by 165mm (from
approximately 650mm to 485mm). The cornice is a simple masonry ledge with no other
decorative features impacted by the cutback. The reduced cornice will remain compatible with
the architectural form, mass, proportions and style of the existing building. Further, from the
street, the building will maintain an appearance similar to the original façade, Therefore, the
result to the character of 293-305 Dominion Road is considered to be less than minor.
Design and Use of Materials
The existing early commercial buildings within the special character area are generally
constructed of brick or plastered brick with some constructed using timber. As identified in the
heritage assessment (Appendix D) while the facades of many of the buildings have been
retained in their original design and construction materials, the verandahs have generally been
added later and/or have been modified over time e.g. to accommodate new building uses,
changes in the streetscape, and to meet legacy District Plan set back requirements.
All of the verandahs identified as requiring alterations will retain their current design. While the
widths of the verandahs will be reduced, the appearance of the verandahs and underlying
construction methods will remain unchanged. Unique details on individual verandahs such as
the exposed zig zag design of the verandah at 274 Dominion Road will be preserved.
To maintain the design and continuous frontage of 274 Dominion Road it is proposed that the
verandah is cut back more than the 500mm requirement to fall behind the lamp post which
currently protrudes through the verandah (see Figure 5). Cutting the vernadah back by a further
~300mm will maintain the current design and prevent a gap in the zig zag fascia board which
would ultimately alter the verandahs look and design. While the extended cutback will mean the
verandah edge will no longer be in line with 274-276 and 280 Dominion Road this is consistent
with many of the buildings within the character area. The effect of this change is also reduced or
diminished by the fact that the verandah at 280 Dominion Road, while in line with the other
verandahs, is considerably higher (which creates visual variability).
To retain the integrity of the special character and materiality of the buildings, when reinstating
the verandahs, effort will be made to reuse existing materials where possible. As identified in
Appendix A and D this is largely achievable where the materials are in an acceptable condition
and meet the requirements of the current structural code. In ten of the buildings the verandas
edge beams and tie rods need to be replaced due to poor condition or inability to meet the
code. However, in most cases material such as the existing rafters, roofing iron, edge channel,
signage and lighting can be retained (see Appendix A and D for details).
The use of existing materials and underlying construction methods will maintain the appearance
of the existing verandahs and thus minimise the visual impacts of the verandah modifications.
As identified in the character statement contained in Appendix C key design features and
materials including plaster detailing, timber window joinery, cornice lines, parapets and the
underlying brick or plastered brick construction will not be impacted by the proposed works.
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Therefore it is considered that the effects on the character defining features of the buildings as a
result of the proposed verandah modifications is less than minor.
Verandah Modification
For all 11 of the character defining buildings, the proposed works will not permanently remove
any verandahs in their entirety. Works will only reduce their width to create a greater clearance
back from the kerb. In 10 of the 11 buildings, the existing verandah can be modified by simply
cutting back the structure. The verandahs are generally about 2.5 – 3.0m wide at present. The
largest cut back proposed is 600mm with the largest percentage of verandah removed equalling
~20% with most ranging between ~10-15%. As identified in Appendix D, modification of this
scale to the verandahs will be difficult to distinguish due to the lack of uniformity in terms of the
verandah heights, widths and designs which are characteristically inconsistent across the
character area.
353 Dominion Road is the only building which requires a full replacement of the verandah
structure This is due to the verandah’s poor condition. This verandah will reconstructed at the
same height and length as the existing verandah with its curved profile to be retained (See
Appendix A and D for design details). As part of the reconstruction, the original materials will
be reused as possible. As identified in Appendix D some of the original cladding can remain in
situ and is potentially salvageable. The use and reinstatement of some of these materials will
provide a better outcome for the character of the building as it is currently highly modified with
many of its original features removed or hidden.
Summary
It is assessed that the works will not detract from the character of the buildings located within
the character overlay with the alterations not causing noticeable change. The architectural
values of the existing buildings in terms of built form, building fabric, building scale, height,
density and building frontage setbacks will not change as a result of the proposal This is
supported by the heritage assessment (Appendix D) which concludes that from a heritage
perspective the works will have a less than minor effect on the special character values of the
respective buildings. Therefore, it is considered the impacts on the character of the buildings as
a result of the verandah works is less than minor.
7.3.2 Effects on the elements of the building within the Special Character
Overlay that is neither character defining nor supporting
The proposed works will alter one existing verandah at 335 Dominion Road that is considered
neither character defining nor character supporting, within the Special Character Area Overlay –
Business: Eden Valley.
As with the buildings outlined above, the proposed works are limited to the existing verandah,
with no alteration works required to other features of the building (i.e. the building’s facade).
The verandah is not being removed, with a requirement only to increase its setback from the
kerb. The verandah will retain its existing height and design. The width will be reduced from
2800mm mm to 2500 mm. The existing materials will be retained where possible which
according to Appendix D can largely be achieved. It has been found that the tie rods and fixing
points on the verandah are too badly corroded to be reused. Therefore, matching tie rods and
new fixings on the verandah will be fabricated.
In the heritage assessment (Appendix D) it is concluded the works will not impact the character
of the 335 Dominion Road building or its value within the Special Character Area Overlay. The
reduction in width of the verandah is minimal. The verandah will continue to contribute positively
to the architectural form of the building, and the relative proportions of the building and
verandah will be maintained. As a result, the special character of the surrounding environment
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will be maintained because the appearance of the 335 Dominion Road building façade and
verandah will be indistinguishable from the current situation.
Overall, it is considered the impacts on the character of the building at 335 Dominion Road, as a
result of the verandah works, is less than minor.
7.3.3 Effects on character and streetscape of the surrounding Special
Character Area
Eden Valley has been identified as a special character area as it is a significant example of a
suburban commercial zone that developed in the early decades of the 20th century. This
development occurred in conjunction with the expansion of the surrounding residential area and
development of the tram line along Dominion Road.
The character of the area is derived from the early 20th century commercial buildings that line
the street, including a range of building types, in a mix of architectural styles, consistent with the
evolving architectural tastes of the period. Notably however, these buildings are aging, and
various additions and alterations have occurred (including the verandahs). This has created a
variegated streetscape, now characterised by irregularity.
The existing verandahs are generally about 2.5 – 3.0m wide, and the largest cut back proposed
is 600mm. This amounts to a 20% change to the bulk and scale of each verandah
(approximately) which, when considered in terms of proportionality and the context of the rest of
the street, will be indistinguishable.
Upon completion of the works, the appearance of the buildings at street elevation will be the
same as the existing situation. The changes will be sympathetic to the surrounding environment
because the materials and construction methods, such as the tie rod fixing points, will remain
the same. The changes will be indistinguishable such that a coherent streetscape will be
retained with other character-defining buildings on Dominion Road. Some initial concerns which
arose from the Council pre-application meetings were that the reduction in size of the verandahs
may impact the character of the individual buildings due to them being left disproportionate.
However, the architectural heritage assessment (Appendix D) highlights that the cutbacks are
unlikely to be noticeable. It is worth noting, for context, that the verandahs at 211-215 and 293-
305 Dominion Road (for example) have been aligned to the edge of the footpath (adjoining the
road), where as the verandahs on neighbouring buildings have been set back to comply with the
legacy District Plan requirements. As a result there are no visual reference points provided by
neighbouring buildings against which to compare the change in width of the verandahs as there
may be with a linear row of building frontages. These two buildings are offered as examples, but
the same situation will apply along the length of the proposed works area.
Overall, it is our assessment that the proposed modifications will be difficult to determine due to
the current lack of uniformity of buildings and verandahs along Dominion Road. Clear examples
of this is are at 274, 276-278 and 280 Dominion Road where the three neighbouring verandahs
all range considerably in height, width and design. The modified verandahs will continue to be
supported as per their current features (tie rod suspension or beams). The reduction of the
verandahs widths will mean that the angle of the tie rods will change. However, there is no
consistency in regard to this along Dominion Road at present and through the use of original (or
similar) materials, this change will not be noticeable.
It is the variegated streetscape and general lack of uniformity, which is consistent across the
entire character area, that will minimise the impacts of the proposed works on the surrounding
Special Character Area. The impact may be different the changes were occurring to a line of
buildings with a neat linear frontage. However, irregularity is the nature of the streetscape and
this will be maintained.
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The proposed works will not detract from the values associated with the special character area.
The buildings will still be representative of typical early 20th century commercial development,
and any change to the physical and visual qualities of the area as a result of the increased
verandah setbacks will be barely noticeable on a day-to-day basis. As indicated above, the
architectural values of the existing buildings as influenced by the built form, the building fabric,
building scale, height, density and building frontage setbacks will not be diminished as a result
of the proposal.
It is therefore considered that the effects on the surrounding Special Character Area as a result
of the works will be less than minor.
7.3.4 Effect on pedestrians
The verandahs along Dominion Road currently provide shelter over the footpaths that run on
both sides of the street. Verandah coverage is currently not continuous along Dominion Road,
within the Special Character Area. Sections, mainly between Valley Road and Bellwood Ave,
provide continuous coverage while other sections are only covered by the odd building
verandahs here and there, for example 293 Dominion Road.
Importantly, no verandahs are proposed to be permanently removed by the works. Therefore,
pedestrian shelter will still be provided and will be retained to a reasonable standard. While
reduced, the verandahs will continue to provide between 2000mm and 2500mm of coverage
over the footpath. The new setbacks will also be no more than one metre from the kerb line
which is sufficient to allow pedestrians to walk along the middle of the footpath (or closer to the
shopfronts) and remain sheltered. Overall, despite the cutbacks, the verandahs will still provide
coverage that is equal or greater than many of the other existing buildings within the area (see
Appendix D). Therefore, the effects of the increased verandah setbacks at the subject sites are
considered to be less than minor.
7.4 Summary of effects assessment
In summary, given the design of the verandah cut backs and the assessment of the effects of
the proposed works undertaken above, it is considered that the alterations to the 11 character-
defining buildings and one character building (neither defining nor supporting) will be largely
unnoticeable with the adverse effects on the environment will be less than minor.
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8. Statutory assessment
8.1 Part 2 assessment of the RMA – Purpose and principles
The proposed works meet the section 5 sustainable management purpose of the RMA. The
proposal will provide for the improved function of Auckland’s public transport network in manner
that avoids significant adverse environmental effects. The proposed works enable a more
efficient use of the road network and facilitate increased capacity and use of AT’s public
transport services, while maintaining public safety. It will allow for a greater number of
commuters to travel on buses along the Dominion Road route without the need for further
roading infrastructure. Therefore, the proposal will support the economic and social wellbeing of
the local community while protecting both natural and cultural values.
Section 6 of the RMA contains matters of national importance (which includes the protection of
historic heritage) and Section 7 outlines other matters that must be taken into consideration.
The proposal will not affect any scheduled or heritage buildings and there will be insignificant
adverse amenity effects on the character–defining values of the buildings, and wider special
character area given the verandahs will be retained with a similar appearance. The proposal is
considered to be consistent with the provisions of Section 6 and 7 of the RMA.
Section 8 of the RMA requires the principles of the Treaty of Waitangi to be taken into account
in resource management decisions. There are no cultural concerns anticipated from the
proposed verandah cut back works.
8.2 Assessment of objectives and policies
8.2.1 Regional Policy Statement (RPS)
The AUP(OP) Regional Policy Statement is operative in part. Subject to their being no
outstanding appeals to sections relevant to a particular activity the legacy RPS falls away. A
review of the chapter B5 – Built Heritage and Character section B5.3 (Special Character) has
revealed appeals remain in place and therefore the legacy Auckland Council Regional Policy
Statement is considered.
Auckland Council Regional Policy Statement
There is no policy direction in relation to special character area buildings within the RPS. In
relation to Transport the relevant objectives and policies are contained in Chapter 4.
The objectives relevant to the proposal are as follows:
4.3. Objectives
(1) promote the development of a transport network which is as safe as is practicable and which promotes better physical health for the community”.
This is to be implemented through the following policy:
4.4.1 Policy
(1) land use and transport planning will be integrated in a way which:
(i) seeks to reduce trip lengths and numbers and the need for private vehicle travel
and encourages a significant increase in the amount of travel made by public
transport, walking and cycling;
The verandah cut back works are required to maintain safe clearances to facilitate improved
public transport. The double decker buses will increase public transport capacity, and reduce
the need for private vehicle travel, thereby supporting the intensification of Auckland and
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improving the efficiency of Auckland’s roading network. As such, the proposal is consistent with
the Transport objectives and policies of the RPS.
AUP(OP) Regional Policy Statement
The objectives and policies relating to works on buildings within Special Character Area
overlays are found within chapter B5 – Built Heritage and Character. The objectives seek that
heritage values within special character areas are protected from inappropriate subdivision, use
and development. It is also promoted that the character and amenity of these areas are
maintained and enhanced.
The objectives relevant to the proposal are as follows:
D5.3.1. Objectives
(2) Historic heritage values of identified special character areas are protected from inappropriate subdivision, use and development.
(3) The character and amenity values of identified special character areas are maintained and enhanced.
These objectives are to be achieved through the relevant policies which require special
character areas to be defined and evaluated by their physical and visual qualities along with
their historical value and significance. Special character areas should be managed so
modifications to buildings maintain and enhance the character of the area, demolition is
restricted, the relationship between built form and the wider environment is maintained or
enhanced and the cumulative effects which impact special character values are avoided,
remedied or mitigated.
B5.3.2. Policies
(1) Identify special character areas to maintain and enhance places that reflect patterns of settlement, development, building style and/or streetscape quality over time.
(2) Identify and evaluate special character areas considering the following factors:
a. physical and visual qualities: groups of buildings, or the area, collectively reflect important or representative aspects of architecture or design (historical building types or styles), and/or landscape or streetscape and urban patterns, or are distinctive for their aesthetic quality; and
b. historical: the area collectively reflects an important aspect, or is representative, of a significant period and pattern of community development within the region or locality.
(3) Include an area with special character in Schedule 15 Special Character Schedule, Statements and Maps.
(4) Manage identified special character areas by all of the following:
a. requiring new buildings and additions and modifications to existing buildings to maintain and enhance the special character of the area;
b. restricting the demolition of buildings and destruction of features that define, add to or support the special character of the area;
c. maintaining and enhancing the relationship between the built form, streetscape, vegetation, landscape and open space that define, add to or support the character of the area; and
d. avoiding, remedying or mitigating the cumulative effect of the loss or degradation of identified special character values.
The relevant Transport objectives and policies in the AUP(OP) RPS and the legacy RPS closely align. Therefore, to reduce repetition, the transport objectives and policies contained in
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the AUP(OP) RPS have not been included here. The same conclusion is reached i.e. the proposal is consistent with the Transport objectives and policies of the AUP(OP) RPS.
8.2.2 AUP(OP)
The objectives and policies relating to works on buildings within Special Character Area
overlays are found in chapter D (D18). The objectives seek that the character values of these
areas (as identified in the special character area statements) are maintained and enhanced, in
particular focusing on attributes that define, contribute and support these values. Any adverse
effects of land use on these values should be avoided, remedied or mitigated.
The objectives relevant to the proposal are as follows:
D18.2 Objectives
(1) The special character values of the area, as identified in the special character area statement are maintained and enhanced.
(2) The physical attributes that define, contribute to, or support the special character of the area are retained, including:
c. built form, design and architectural values of buildings and their contexts;
d. streetscape qualities and cohesiveness, including historical form of subdivision and patterns of streets and roads; and
e. the relationship of built form to landscape qualities and/or natural features including topography, vegetation, trees, and open spaces.
(3) The adverse effects of subdivision, use and development on the identified special character values of the area are avoided, remedied or mitigated.
These objectives are to be achieved through the relevant policies which require development
and redevelopment to respond positively to the character values identified in the special
character area statements. The policies discourages the removal or demolition of character
buildings and require alterations to these buildings to be respectful of the character values of
the area. The use and maintenance of these buildings is also encouraged.
D18.3 Policies
Special Character Areas Overlay – Business
(4) Require all development and redevelopment to have regard and respond positively to
the identified special character values and context of the area as identified in the special character area statement.
(5) Identify individual buildings that contribute to the identified special character according to the following descriptions:
e. character defining – makes a considerable contribution to the character of the area because of historical, physical and visual qualities; and
f. character supporting – makes a moderate contribution to the character of the area. The building should contribute to the appearance, quality, and identity of the area and should be consistent with the values of character-defining places.
(6) Discourage the removal or substantial demolition of buildings that contribute to the
continuity or coherence of the special character area as identified in the special character area statement.
(7) Require new buildings, alterations or additions to existing buildings, or infrastructure, which are within the overlay but are not character defining or character supporting buildings, to maintain the integrity of the context of the area by providing quality
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design, materials, colour and decoration which respects and enhances the built form and streetscape of the area.
(8) Require additions and alterations to existing character defining and character-supporting buildings, to be compatible with and respect the special character and existing scale of development.
(9) Encourage the ongoing use and maintenance of buildings in special character areas.
The alterations to the verandahs (which are located on character-defining buildings) have been
designed such that upon completion of the works, the verandahs will have an almost identical
appearance to their original form. The proposed alterations to the verandahs will only impact the
width of the structures with all original characteristics and building materials retained where
possible.
Overall, the alterations proposed to the verandahs will not impact the integrity and context of the
special character area. The alterations will be compatible and respectful to the existing
environment, with the relationships between neighbouring buildings, and proportions between
individual buildings and their verandahs, being maintained along the streetscape.
The need for the verandah cut back works is so that the double decker buses are able to
operate safely and efficiently. As such, it is considered that the proposal is consistent with
objectives and policies of the AUP (OP).
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9. Notification
The following assessment gives consideration to the adverse effects of the activities on the
environment under section 95 of the RMA for the purpose of determining notification
requirements.
9.1 Section 95A - Public Notification
Section 95A directs the Council in deciding whether to publicly notify an application or not.
In respect of this application:
Auckland Transport does not request public notification.
The application is not made jointly with an application to exchange recreation reserve land
under section 15AA of the Reserves Act 1977.
The application is not for a resource consent for one or more activities, subject to a rule or
national environmental standard that precludes public notification.
The application is not for a resource consent for one or more of the activities listed in
Section 95A(5)(b) of the RMA.
No rules in the AUP(OP) or in any NES require public notification of this application.
The adverse effects of the proposal are not more than minor and there are no special
circumstances that warrant public notification of this application.
9.2 Section 95E - Affected Persons
Section 95E only deems a person an affected person, if the effects are minor or more than
minor (but not less than minor).
It has been assessed that the effects on the environment associated with the proposed
verandah works will be less than minor and no persons are identified as affected. An
assessment of the potentially affected parties is outlined below:
There will be positive effects for the road owner (AT), through maintaining legal road
clearance width distances. Temporary traffic management measures will be required to be
in place in accordance with CoPTTM to ensure the works do not affect road users or
pedestrians, however this is not a matter for which the rule has restricted discretion and
therefore these effects must be disregarded.
The owners and occupiers of the buildings subject to this application have been consulted
in relation to the proposed works and written approval has been obtained (Appendix E).
The works will be undertaken in a manner which meets the requirements of the Building
Act. The works will be undertaken in a manner which ensures the safety of customers, and
the business operating hours will be maintained throughout the duration of the works. Any
effects on the landowners and occupiers will be temporary and less than minor. Note, that
the temporary construction effects are not matters for which the rule has restricted
discretion and therefore they must be disregarded.
There will be no effects on adjacent property owners as a result of the verandah cut back
works. No effects on the structural integrity of neighbouring verandah are anticipated as all
buildings (including verandahs) are required to be designed to support their own weight
under the Building Act. Construction and traffic effects will be adequately managed to
mitigate effects on adjacent sites and will be temporary in nature. Although it is noted that
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these are not matters for which the rule has restricted discretion and therefore these effects
must be disregarded.
Any effects on the wider public/neighbourhood will be less than minor. The works are
designed to reinstate the verandahs as they currently exist, simply with a reduced width to
allow for the bus route. Despite their reduced widths the veradahs will still provide adequate
shelter to pedestrians in the area. This will allow for the streetscape and character values
presented by the buildings to be maintained.
9.3 Section 95B - Limited Notification
Section 95B directs the Council in deciding whether to limited notify an application or not.
In respect of this application:
There are no customary rights or title groups to whom council should provide limited
notification.
The proposed activity is not on or adjacent to, nor will it affect, land that is the subject of a
statutory acknowledgement made in accordance with an Act specified in Schedule 11 of
the RMA.
There are no rules that preclude limited notification.
In deciding if a person is affected, a person is affected if the adverse effects of the activity
on that person are minor or more than minor (but not less than minor) pursuant to Section
95E of the RMA. Having regard to the assessment of effects on the environment in
Section 7 it is considered that the environmental effects associated with the proposed
activities are less than minor and therefore no persons are affected by the proposed
works.
There are no special circumstances that warrant limited notification of this application.
On this basis, it is considered that the application does not require notification and it is
requested the application is considered on a non-notified basis.
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10. Conclusion
This application seeks a land use consent to cut back 11 verandahs overhanging the road
corridor located on character defining buildings within the Special Character Area – Business:
Eden Valley. Resource consent is also required for the cut back of a verandah located on a
building within the same special character area but which is not identified as character defining
nor character supporting. These works result from the need to maintain required road safety
clearances to facilitate the proposed double decker bus route along Dominion Road. The
verandah cut back work is not provided for by the permitted activity rules under the AUP (OP)
and as such the proposed works are a Restricted Discretionary Activity.
This application has provided an assessment of the environmental effects of the proposed
verandah cut back works. The assessment within this application has shown that the potential
effects arising from the activity will be less than minor (Section 104(1)(a)).
The assessment contained in this application has also demonstrated the proposal is consistent
with the purpose and principles of the RMA and with the objectives and policies of the relevant
Regional Policy Statements and the AUP(OP) (Section 104(1)(b)).
No affected parties have been identified and the effects of the proposal on the environment are
considered to be less than minor, given the design of the cut back verandahs and construction
methodology to be adopted. Overall, it is considered that this application can be processed on
a non-notified basis, and consent can be granted.
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11. Scope and limitations
This report has been prepared for the benefit of AT. No liability is accepted by this company or
any employee or sub-consultant of this company with respect to its use by any other person.
This disclaimer shall apply notwithstanding that the report may be made available to other
persons for an application for permission or approval or to fulfil a legal requirement.
Appendices
Appendix A – Verandah plans
Appendix B – Options Analysis Summary
Appendix C – AUP(OP) Special Character Area Overlay – Business: Eden Valley | Special Character Statement
Appendix D – Heritage Assessment
Appendix E – Landowner Written Approvals
GHD
Level 3, GHD Centre 27 Napier Street T: 64 9 370 8000 F: 64 9 370 8001 E: [email protected]
© GHD Limited 2018
This document is and shall remain the property of GHD. The document may only be used for the purpose for which it was commissioned and in accordance with the Terms of Engagement for the commission. Unauthorised use of this document in any form whatsoever is prohibited.
Document Status
Rev No.
Author Reviewer Approved for Issue
Name Signature Name Signature Date
1 Matt Keyse
Alex Jepsen
Sean Dowdall
12/10/2018
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