Scanning Cover Sheet [Absotutely] POSITIVELY Wellington ‘Add document Please use one staple only and remove all the others Service Request No [368830 Document No Requestor Name _ [Hayley Scurr Date [19/09/2016 Business Unit [Dev&Plancom. | Phone baea Scanning Code ‘APRC - Application - Resource Consent WUFT / Link No 11054230 Item No For Filing Purposes Allocate To Wake Cee eer Reviewer [ B- (if applicable) Duplicates Provided Yes Address johnsonnville Shopping Centre Extra Notes lcd Land Use Fees Poids [51650 - paid cha Description |[[and Use: Johnsonaville Shopping Centre Pre-apps _|[354667 - Nathan Complexity |[ 2 Concerned oa Gonsemed [174837, 176443, 162924 Previous 56175 Resource 72856 - Hamish Consents baaa7e - Hamish Archive Files Other Notes “slWCC Intranet Viewer Map Page | of 1 "WCC Intranet Viewer Maj Ey 2 Census data - Staistios NZ accuracy may vay, bute Postoodes -NZ Post Sane ‘Assets, contours, water and Property boundaries accuracy: Gjainage information shown Is x7 Aeintabeni arses Approximate and must not be +7-30m in ural areas Used fr detalles engineering design, http://ntier.net.ad.wee.govt.nz/city view/ecbw/PrintMapAction.do 19/09/2016Resource consent application Wallington Gy Council Under Section 88, Resource Management Act 1991, mene He Ponehe eee Use this form to apply for resource consent. It gives us your contact information, details about your proposal and a checklist to help ‘you with your application. If you have any questions, visit Wellington. govt.nz/resourceconsents, eriail planing@wcc govt.nz or phone us on 04 801 3590 Send the completed application or hand it in tous at: Resource Consents Wellington City Council PO Box 2199, 101 Wakefield Street, Wellington aoe This application is for: land use consent _[[]_ subdivision consent_[[]_combined land use/subdivision consent The site to which this application relates is described as (legal description) Certificates of Title are in Appendix 1 of the AEE ‘Any other commonly known name? Johnsonville Shopping Centre and other Land No Street Johnsonville, Broderick and Moorefield Roads Suburb Johnsonville cane Fullname _ Stride Property Limited and Equity Trustees Limited Postal address PO Box 6320 ‘Auckland Attention: Karen Killick Phone (day) 04 912 2690 Mobile Email karen killck@strideproperty.co.nz Fax petted Name Urban Perspectives Ltd TENGTON GY COUNCIL Postal address PO Box 9042 BCC Wellington Phone (day) 04.474 4112 Mobile TUSEP 0 | Email peter@urbanp.co.nz Fax RECENED ‘Owner of the site that is the subject of this application Name As for Applicant, Wellington City Council is the owner of Gothic Street and Hawea Street West Postal address Phone (day) Mobile Email Fax dix 2 of the AEE Postal address Phone (day) Mobile [Emait Fax een Send additional invoices to Zl Applicant OD Asgent ownerBet of the application Site description is in section 2 of the AEE. Describe the site including its natural and physical characteristics and any adjacent uses that may be relevant to the consideration Peed (Continue on another page if necessary.) Describe clearly the proposal to which this application relates. Description of the proposal is in section 2 of the AEE, ‘Are any other resource consent(s) requiredfaranted for this proposal? (To find out, please contact a planning technician on 801 3590) Ono If yes, show any other resource consent(s) required as part of this proposal by ticking the relevant boxes Coastal permit (Wellington Regional Council) Resource consent Description of information required granted required/granted consent attached Land use consent SR 169084 W ves (No Subdivision consent |G ye. uo, ‘Water permit (Wellington Regional Council) Discharge permit (Wellington Regional Council) Land use consent (Wellington Regional Council) B/oOjO|oO}o|seek, oe Be ueno ‘Attach two copies of the following information to support this application, to satisfy the requirements of Section 88(2) of the Resource Management Act 1991 (RMA) and rule 3.2.2 in the District Plan. fall of the required information is not provided we may be tunable to accept your application and it will be returned to you. Note: all plans must be to a measurable scale. | Permitted acivties/existing use rights | where relying on permitted activities and/or existing use rights, these must be supported by: 1. sufficiently detailed plans; and 2. a compliance schedule and/or other supporting information that explains how the activity complies with the requirements of the District Plan or demonstrates how existing use rights are retained. | ‘Assessment of environmental effects (AEE) If you don't provide an AEE the Council cannot accept your application. The AEE should discuss all the actual and potential effects on the environment arising from this proposal. The amount of detail provided must reflect the nature and scale of the development and its likely effects, For example, if there are major effects arising from the proposal, a detailed analysis and discussion of these effects should be included in the AEE. You may have to provide information from experts such as an acoustic consultant or traffic engineer. If the effects of the proposal are very minor then a less-detailed AEE can be submitted For more information see clauses 6 and 7 of the Fourth Schedule of the Resource Management Act 1991, which includes information requirements and lists the matters to be addressed in an AEE. Part 2 [ZI lattach an assessment of the proposed activity against the matters set out in Part 2 of the Resource Management Act 1991 Other relevant provisions [Z] attach an assessment of the proposal against the provisions of any documents referred to in s104(1)(b) if relevant. Refer to clause 2(2) of Schedule 4. Please note that these documents include: = National Environmental Standards and other regulations National Policy Statements the NZ Coastal Policy Statement the Regional Policy Statement or proposed Regional Policy Statement the District Plan or proposed District Plan : {Z] Computer frechold registers (certificates of title) for the subject site (no more than three months old): LZ including any relevant consent notice(s) registered on the computer register any encumbrances or any other registered instruments, including such things as right of way documents, esplanade instruments, ete {¥) Locality plan (1:500) or aerial photograph (1500) showing: | the location ofthe site in relation to other streets or landmarks street number ofthe subject site and those of adjoining sites, (rural sites can be shown at 1:1000 if required) Site pan (1:100/200) showing the EXISTING situation on the subject site, including (where relevant): layout and location of proposed structures and buildings or alterations to existing structures and buildings (including fences, walls, retaining wolls 2.5m or higher), depth of front yards and distances from existing buildings on adjoining sites, existing floor plans and elevations design of earthworks and final levels and contours of the site road frontages (including any pedestrian crossings, steps or paths) buildings on adjacent sites topography watercourses and catchment orientation all significant vegetation (including vegetation on adjacent road reserve or surrounding properties) hazardous areas o oooo00000Plan/s showing the PROPOSED development including (where relevant): 7 iayout and location of proposed structures and buildings or alterations to existing structures and buildings (including fences, walls, retaining walls 2.5m or higher), depth of front yards and distances from existing buildings on adjoining sites C design of earthworks and final levels and contours of the site Li vehicte parking, servicing circulation and manoeuvring, pedestrian crossings and numiber and width of ker crossing/s 02d or right-of-way proposals calculation of total site coverage G for a non-residential site, the gross floor area ofall buildings on the site (for assessing car parking requirements) QO a fora subdivision, the position fal allotment boundaries, the area of al allotments, location and areas of any new roads, dry further information requirements such 35 esp reserves/strins, acess strips or any land tobe vested inthe terior. Buthoity under S237A ofthe RMA C2 eetaits of any signs alttandscape design proposals, sit planting and fencing 1 photo montages [Z] Elevation drawings (1:50/1:100) of al structures to be built o altered (existing and proposed), showing: relationship of buildings to the natural ground level, existing and finished ground levels and certificate of title boundaries. 9 televant District Plan building recession planes and maximum height, the street elevation, and the relationship of| proposed structures to structures on adjacent ste, including the location of existing private outdoor spaces and main tving area windows (where these overlook the development) [Z| Other information which may be required by the Dist Plan including: design statement where design guides apply (Z] Noise report Y other (multi-units, Central Area buildings, character areas, etc) wind report for Central rea buildings above 18.6 metres [1 Traffic report J Written approvals from affected parties: L Ietter or neighbours’ approval form dated and signed by the affected parties AND thei signature and the date onthe plans submitted with this application. Please nate conditional written approvals cannot be accepted. Information required to calculate any development contribution: Household units: number existing ‘Number proposed Commercial: gross floor area existing 19,000m2 Gross floor area proposed 36,500m2 Residential subdivision: allotments existing Allotments proposed [Z)_Please confirm that you have provided two copies of the above documents onto ker rab bane This site may be subject to or covered by the NES for Assessing and Managing Contaminants in Soil to Protect Human Health Regulations 2011. Ths is determined by reference to the Hazardous Activities and Industries List (HAIL) which identifies those activities and industries which are more likely to use or store hazardous substances and therefore have a greater probability of site contamination. A full list can be found on the Ministry for the Environment's website www.mfe.govt.nz/issues/hazardous/ contaminated/hazardous-actvities-industries-List-pdf Has the piece of land subject to this application been used for (including its present use), or isit more likely than not to have been used for an activity on the HAIL? ves [] No If-Yes,, and your application involves subdividing or changing the use of the land, sampling or disturbing soil, or removing or replacing 2 fuel storage system, then the NES may apply and you may need to seek consent for this concurrently in your application. te visit requirements In order to assess your application it will generally be necessary for the planning offcer to visit your site. This typically involves {an outdoor inspection only, and there is no need for you to be home for this purpose. Are there any locked gates, security systems or anything else restricting access by Council staff? yes WJ No ‘Are there any dogs on the property? Do you require notice prior to the site visit eg if the property is tenanted? ‘Are there any other health and safety issues Council staf should be aware of before visiting your site? IF so please provide details so Council staff can take the necessary precautions: Noneurban PERSPECTIVES OD JOHNSONVILLE SHOPPING CENTRE JOHNSONVILLE APPLICATION FOR RESOURCE CONSENT SEPTEMBER 2016{An initial fee must be paid before we can process your application. J enclose the initial fee of $ 1650 paid by (please tick the applicable box): (Credit card FZ] Cheque attached []_Internetbanking [1] Service Centre (receipt attached) | understand that the Council may invoice me for the actual and reasonable costs incurred to process this application - as identified in Section 36 of the Resource Management Act and the Counci’s current fee schedule. ‘Additional fees If we spend additional time processing requests or incur expenses we need to invoice additional fees. This may happen during processing or once 2 decision on your application is made. We only charge for amounts over $65. Likewise, refunds will only be made for unused amounts over $65. ‘Our payment terms ‘Additional fees are due by the 20th of the month following an invoice. if payment is not received, you willbe liable forall legal and | collection fees. | The declaration below must be signed by the person(s) or entity responsible for paying the application processing costs. If you are an agent, you will need to obtain the signature of the person(s) responsible for paying the fees before submitting the resource consent application to the Council How t pay iret banking a te coucls bak acount number 6 0582 OIOGNT 00. eC" _Yoveanmae payments by cash, cheque or EFTPOS at TBtowed by these adres av ference Sac ee See heave wi wleta cer ‘Attach a cheque with your application and send it or hand it in to us at: ‘Bam-Spm, Monday to Friday. Treoegton hy Counc Phone robonz ee toe eo ree 15 wake set, Wetington You can pay ove th pine with our eed card online Pay online using your credit card. Visit Wellington govt.nz/payonline, choose Property from the dropdown box and follow the instructions, Declaration Subject to my rights under sections 3578 and 358 of the RMA to object to any costs, | undertake to pay all costs associated with this, application. | also agree to pay all the costs (including debt collection or legal fees) of recovering any unpaid costs. Peek Fullname As per Applicant Postal address: Cee Applicant/Agent/Other (give details) Urban Perspectives Ltd Attention: Peter Coop Phone (day) 04 4744112 Mobile Email peter@urbanp.co.nz Fax | have read and understand the above conditions, on Ao eeeaedcecel Load Incomplete applications will be returned, The Council may also request further information under Section 92 of the Resource Management Act 1991, to better understand the potential effects of the proposal. Once this application is odged with the Council, it becomes public information. If there is sensitive information in the proposal, please let us know. ‘The Council may require a registered surveyor to certify contours, natural ground level, building site(s) or structure(s), Location of boundaries or any other feature which may affect this proposal. Ge ee ‘The information you have provided on this form is required so that your application can be processed under the Resource Management Act 1991, and so that statistics can be collected by Wellington City Council. The information will be stored on ‘a public register and held by Wellington City Council | under the Privacy Act 1993, you have the right to see and correct personal information ee eno ken ead Declaration for the applicant or authorised agent or other \Vwe confirm that I/we have read and understood the notes above. If a private or family trust is the applicant, at least two New Zealand: based trustees are required to provide contact details and sign this form, Applicant's name: Applicant's signature: Date: Applicant's name: Applicant’ signature: Date: Applicant's name: Applicant's signature: Date: Pe eke bee keke 'As authorised agent for the applicant, | confirm that | have read and understood the above notes and confirm that | have fully informed the applicant of their/ts liability under this document, including for fees and other charges, and that I have the applicant's authority to sign this application on thei/its behalf. ‘Agent's full name; Peter Coop of Urban Perspectives Ltd on behalf of the Applicant oe 1 rt (Z1_ via email (please ensure you have provided your email address on page 1 Agent's signature: How do you wish to be served with any correspondance C1 via post, ie hardcopy1 12 13 14 ASSESSMENT OF EFFECTS ON THE ENVIRONMENT JOHNSONVILLE SHOPPING CENTRE JOHNSONVILLE INTRODUCTION PREAMBLE ‘An application for resource consent has been lodged forthe construction and use of a shopping centre located inthe Jonnsonvite Town Centre, ‘The purpose of this report is to describe the proposal and to provide an Assessment of Effects on the Environment (AEE) report REPORT STRUCTURE ‘Aiter this introduction, the report provides the folowing information = Section 2 deserves te site, background tothe proposal, the proposal and the consultation undertaken, = Section 3 idemties te relevant Distt Pan provisions andthe mates for assessment. = Section 4 provides a esource management assessment © Section S provides a ntication assessment = Section 6 provies a conclusion SCOPE ‘An assessment of environmental effects (AEE) is required under s.88 of the RMA for an application for resource ‘consent. n tun, Schedule 4 at Clause 2(3)(c) states that the AEE must include: *.. such detail as corresponds with the scale and signticance of the effects thatthe activity may have on the enwironment ‘This AEE inclusive of the Appendices has been prepared in sponse to this requirement INFORMATION REQUIRED AND PROVIDED 1.441 Clause 6 Cause 6 of Schedule 4 of the Resource Management Amendment Act 1991 (as amended) ist the information required inan assessment of environmental effects. Below in bold isthe Ist and the Applicants response. ‘(a) i iis tke that the activity will result in any significant adverse effects on the environment, a ‘description of any possible alternative locations or methods for undertaking the activity, ‘This AEE supports the conclusion that there are no significant adverse effects associated with the ‘Proposal. ‘Accordingly, an assessment of leratves isnot require or juste, Propose Jee Sasa Cee | ssssertl vcore es 1 Praneaby tn Peapecnes Ue Stonmow 2161(b) an assessment ofthe actual and potential effect on the environment of he activity This is provided in section 4 of the AEE. 1(e)_it the activity includes the use of hazardous substances and installations, to the environment that are likely to arse from such use assessment of any risks Not applicable because no hazardous substances andor instalations are proposed. 1(@) ithe activity includes the harge of any contaminant. A description of - () the nature ofthe discharge and the sensitivity of the receivi and environment to adverse effects; (i) any possible alternative methods of discharge, including discharge Into any other receiving environment No eischarge of contaminants is proposed that would require an application for resource consent for discharge to land, water o a. In elaton to earthworks, appropriate measures are proposed (including the preparation of ‘an Earthworks Management lan) to avoid or appropltely mitgate the effects of any sediment laden water. ‘1(e) 2 description of the mitigation measures (including safeguards and contingency plans where relevant) to be undertaken to prevent or reduce the actual or potential effect “his matter is addressed in section 4 of hs AEE. The main measures proposed are the preparaton of an Earthworks. Management Plan and a Constuction Management Plan to prevent or reduce te actual or potential temporary adverse effects ofthese actives, and a Servicing Management Plan to assist wit the effective servicing ofthe Shopping Cente, 1()identitication of the persons affected by the activity, any consultation undertaken, and any response to the views of any person consulted ‘Tis matter is addressed in section 2.4 and secton 5 ofthe AEE. (9) if the scale and significance of the activiy’s effects are such that monitoring is required, a ‘description of how and by whom the effects willbe monitored ifthe activity is approved "No monitoring is considered to be necessary over and above the standard compliance monitoring that is undertaken by the Council in relation to ensuring compliance withthe conditons of resource consent. 4(b) it he activity wil or is likely to, have adverse eects that are more than minor on the exercise of 2 protected customary right, a description of possible alternative locations or methods forthe exercise ‘ofthe activity unless written approval for the activity is given by the protected customary rights ‘roup) Not applicable. There ae no protected customary rights applicable tothe site or proposal 1.42. Clause 7 - Matters to be Addressed Clause 7 of Schedule 4 (as amended by the Resource Management Amendment Act 2013) ists the mates that must be addressed by the assessment of environmental ettects. Below in bold are the matters and the Applicant's response ‘(a)_ any eect on those in the neighbourhood and, where relevant, the wider community, including any social, economic, or cultural effects ‘This is addressed in section 4 of ths AEE a Pozese tesona Se Cems | Asem lec Es 2 Fregsesby Us Petes] Stee 2841(0) any physical etfect onthe locality, including any landscape and visual effects ‘This is addressed in ection 4 ofthis AEE. ‘(@)_ any effect on ecosystems, including effects on plants or animals and any physical disturbance of habitats inthe vicinity, There are no ecosystems, plants or animals on the site or in the vcinty that will be affected (positively or adversely) by the proposal. 1(G) any etfect on natural and physical resources having aesthetic, recreational, sc ‘spiritual of cultural value, or other special value, for present or future generations ite, historical, Itis considered that he ste and vicinity does nat contain resources of special aesthetic, recreational, scientific, historical, spitual of cual valve that warrant assessment over and above what is contained in secton 4 of this AEE, ‘{e) any discharge of contaminants into the environment, including any unreasonable emission of noise, and the options forthe treatment and disposal of contaminants Earthworks and construction actives are proposed to be appropriately managed to avoid, remedy or mitigate the temporary adverse etfects. Once the Shopping Centre is operational, noise will be appropriately managed (see the noise assessment in ‘Appendix 7) and no discharge of contaminants is proposed (or at this stage anticipated) such that an application fr resource consent fr cischarge is required, (1) any risk to the neighbourhood, the wider community, or the environment through natural hazard or ‘the use of hazardous substances or hazardous installations "No hazardous substances andor installations are proposed. 1.43. Conclusion This AEE provides the information and assessment required by Clause 6 of Schedule 4 of the RMA in such etal as corresponds wit the scale and significance of the etfecs that the proposal may have on the environment. Popsen gare Sten Ce | Pegs ian Pens Sor 26.24 APPLICATION SITE, BACKGROUND, PROPOSAL AND CONSULTATION APPLICATION SITE ‘The application site (the st) is located within the Johnsonwile Town Centre and is identified by the plans in Appendix 4 ‘son Appendix 1 are copies ofthe Computer Freehold Registers for he site The site has frontage to Johnsonville Road, Broderick Road, Moorefield Road and Bil Cutng Place ands party ‘occupied by various one and two storey buildings that are used for retall and commercial activites, with the balance ofthe site manly used for vehicle manoeuvring and parking. The toa existing gross floor area of buicings onthe site is approximately 19,000? of which approximately 49% (or 837m) Is leasable area for comparison real shops. There are 600 or so exsting car patking spaces and various existing servicing areas on the site. These are accessed via at least 10 existing vehicle crossingsste accesses from Johnsonville, Broderick and Moorfield Roads. and Bil Guting Place and an existing crveway over 26 Johnsonvile Road. ‘The primary editing building on the site fs known as the Johnsonville Shopping Cente, This was constructed in ‘the 1960's and is now very dated In particular = The Shopping Cente does not provide retallers with the modern quality of tenancy and services to be attractive and sustainable ‘© The Shopping Centre does not provide customers wit the quay of shopping experience now expecte. ‘= The open, exposed areas of car parking are unatvactve to customers. Te lack of covered car parking is a paricular disincentive to shop at Johnsonvil ‘= Packing is fragmented and much of ts sloping, thus making it unatractive and unsuitable for use bythe fldety and people with mobity restrictions. ‘© The external layout of the Shopping Cente isnot consistent with crime prevention through environmental design (CPTED) principles wn numerous areas for entrapment and poor pedestan circulation. The combined impact ofthe above factors is thatthe Shopping Cente is not meeting the needs ofthe growing population of the City’s Northern Suburbs. There is therefore a growing need for the Applicant 10 comprehensively redevelop its Shopping Gente, The application ste includes land on te Johnsonvile Road frontage that was previously legal road and known as Hawea Stret East. A road stopping process for his land nas been completed and the land is now owned by the Applicant ‘The application site includes Gothic Steet (and a small area of coad known as Hawea Steet West) which is currently legal road and which extends not off Broderick Road. Tis streets used for vehicle access for pubic transportation (ie. bus services) and for aocess and car parking forthe existing Shopping Cente. It does not provide egal frontage to any land other than that owned by the Applicant ‘The site adjoins the Johnsonvile Ralway Staton and an associated area of land owned by KiwiRall Lid whichis used for car parking, primariy by commuters traveling into Welington by ral. The Counc! has identfied that ‘here isa significant shortage of "park and ride” car parking in Johnsomvil ‘Te application site has been affected by road improvements recenty constructed by the Counc. Tis has included a new and wide bridge across the railway line atthe intersecton of Broderick Road and Moorefield Road together with additonal lanes for traffic. These improvements have been extended ont. the: Applicant's site wih the Applicant's consent * os coe Sosaco Cem | sas Peowed sn Pees | Seer Te rates 422 23 BACKGROUND ‘The Applicant fist proposed the redevelopment of the Johnsonvile Shopping Centre in 2006. However, this proposal did nat proceed due inital to the invoducton by the Counc of proposed protections inthe Distict Pian for reals in the Central Area (‘eter Disict Plan Change 66) and then subsequenty because of the impact ofthe global fnancial criss in 2008, tn 2009 a revised Shopping Centre redevelopment proposal was prepared that involved: 1 A.gross for area to retail and commercial use of 42,000m witha leasable oor space of 34,000n? or 38,000m* inching he superar. = 1400 car parking spaces = 6 crossings for vehicle access, 2 on Broderick Road, 2 on Mocrefeld Road, 1 off the end of Bil Cuting Place, and 1 using the tiveway over 26 Johnsonville Road © Display windows along the retail ground floor frontage of Johnsonvile Road frontage and for 70m along Broderick Road ‘This proposal was granted resource consent in September 2009 (SR 186264). In adton, because te site contains twa areas of identified sol contamination, resource consent was obtained to remediate existng and potential sol contamination (SR 169084). A copy ofthis consent is in Appencix 15. Various other resource consents and changes to resource consent conditions were subsequently obtained in order to give effect to refinements tothe consented Shopping Cente redevelopment. ln.2013 the Applicant obtained time extensions for al te relevant resource consents, including SR 186264 and SR 169084 to July 2023, (ver the last two years it has become apparent tothe Applicant that to make the redevelopment sustainable in today's market, some fuer refinements to the consented Shopping Centre redevelopment ae requied. I was, vignaly intended by the Applicant to seek consent for hese by way ofa futher 127 application for change of condition Counc oficers however advised the Applicant of ther preference that afresh application for resource consent shouldbe prepare. PROPOSAL ‘The proposal isto redevelop the site for a Shopping Cente, including for an “integrated retail development” hich is defined bythe District Pan in Chapter 3 as ‘an individual retail development, or a collection of any two or more retail acttes that are developed and operate as a coherent entity (whether or not the actives arelocaled on Separate legal iles), and share one or ‘mo ofthe folowing: + servicing andlor loading facilites; + vehicle andior pedestrian access; + ar parking; * public spaces andlor tacit. This deft includes shopping mals and large-format retail parks, but does not include rade supply retail, Wholesale real, yard-based ret or building improvement centres”. The proposed Shopping Cente falls within this definition but does include some non-etall activites such as commercial services, cinemas etc ‘The proposal is described in he Design Statement and shown by the application plans and images 'n Appendix) My mE cs ers le ypey Cons | ssn inion Es 5 ip ls Stenbe 26‘Te main aspects of the proposal include = Demolition of existing buildings and structures on the site, Consistent with the sustainable re-use of esting physical resources encouraged by the istic Plan, the possible re-use of some existing built resources on the site will be investigated a he deta design stape. ‘© Remediation of sol contamination in accordance with SR 169084 in Appendix 15. = Earthworks mainly to achieve site levels appropriate forthe proposed redevelopment and to provide for necessary foundatons and serves, = Construction of the proposed Shopping Cente including associated site accesses for vehicles, servicingoading facies, and parking for 900 or so cars of which up to 200 spaces are intended to be “park and ride” spaces avaible for commuter use from 6am to 7pm Monday to Friday except during school holidays when 100 spaces wil be available for commuter use from Gam fo 7pm Monday to Friday. '= Use ofthe completed Shopping Cente for retail and commercial actives. A pedestrian ink trough the Shopping Cente that provides connection between Johnsonville Road and ‘he Johnsonvile Raiway Station consistent wit Distict Plan policy 6.2.5.7 and which states the lnk “shall only be avaiable othe public during the hours thal the inlegrated retail development is open fo the public”. ‘Aso in Appendix 2is a statement from the Applicant that provides further information and explanaton of the proposal, incuding the commercial imperatves necessary f @ new Shopping Cente is tobe financial viable and built When completed, the gross flor area ofthe Gente wil be in the order of 36,400mé (not including car paking) ‘with aleasable area of 26,000? of which comparison retall shops are anticipate to total 18, 765m". ‘The proposal will aso include the following works and facies that have been agreed to in principle by the City Councils aroad ang transportation authority) and the Applicant = These by he Cy Counc under a proposed lease ofthe commute parking spaces as detailed eater = Road improvement works along Broderick Road and Moorefield Road tobe implemented andor funded by the Applicant ‘= Pedestran lnk through the development trom Johnsonvile Road tothe Ralway Staton. ‘= Pedestrian shelter and seating associated withthe transport interchange onthe Mooretea Roas frontage "= The proposal is contingent upon the stopping by the Cty Council of Gothic Steet and Hawea Steet West and associated land exchange ‘The proposed site accesses for vehicles are indicated on the appicaton plans and are: = Two site accesses on Moorefield Road, one at the north end primarily to provide the proposed supermarket wi goods loading access, and one midway along the frontage to provide access to supermarket car parking and vehicle access tothe upper car parking eves. "= Four site accesses on Broderick Road, a lett turnin access near the Moortilé Road bridge, @ main sigalsed access for custome car parking, alt turn in access into the rool tp car parking level, and a two-way access for a proposed loading fact = The continued use of two existing site accesses on Johnsonville Road, a two-way access fora loading facility (in the locaton of the existing loading fact) and a one way enty access using the existing diveway over 26 Johnsonville Road. An existing thir ste access on Johnsonvile Road wil be cosed '= The continued use ofthe existing sit access off the end of Bil Cuting Pace. ‘The application plans in Appendix 2 indicate possible locations of upper level signage on the exterior ofthe Cente. This Is indicative only because signage is dependent on detail design andthe securing and location of tenants. It's therefore impractical to apply for resource consent for exterior signage at tis eary stage inthe design and tenancy management process. No resource consent is therefore sought for signage under this application. Instead, an applicaton for resource consent for exterior signage willbe prepared and lodged following detail design and tenancy confirmation. Foe soon Sang Cee | Assn Essa ete 6 Figo’ tn Ponce | Sera24 The Applicant at his stage proposes to tan a servicing facility onthe Johnson Road frontage. However, i folowing detall design and the securing of tenants te facility Is found tobe not necessary, the proposals to replace the facility with retavcommercial floorspace “The Applicant proposes to avoid, remedy or mitigate the temporary adverse etfects associated with demolition, earthworks and constucton activites by the preparation and implementation of an Eartworks Management Plan and a Construction Management Plan. Preliminary dratts ofthese are contained in Appendix 12 and Appendix 13, These wil be retin for Councl approval (see section 4.2 ofthis AEE) once the detailed design of the Shopping Cente has been completed, the relevant contractors appointed, and ther input obtained into the earthworts and constucton methodoiogies. It should be noted thatthe exent of earthworks is indicative at this early stage inthe design process and is dependent on a range of detail design factors, including final contrmation of too levels. The draft Earthworks Management Plan (EMP) in Appendix 12 therefore provides an indicative eartworks volume range and confirms that even ifthe final earthworks are atthe upper level of this range, the temporary adverse effects will be able tobe avoided, remedied or appropriately miigate by the proposed measures inthe EMP. ‘The Council's standard practice isto impose resource consent conditions to require that the final Earthworks and Gonstriction Management Plans are approved by the Counci's Compliance Officer in advance of works commencing. These standard conditons are proposed in section 42 of this AEE ‘The proposal includes the remediaon of sol contamination in accordance with SR 169084 in Appendix 15. ‘The Applicant proposes a condition of resource consent (see section 4.2 ofthis AEE) to ensure this i the case. CONSULTATION ‘The Applicant has undertaken a significant amount of consultation with the City Council as a road and ‘varsportation authority. This has resulted in the mutually agreeable works and facies iden in section 2.3 of his AEE thatthe Applicant has incorporated into its Shopping Centre proposal “The wien approval ofthe ity Counc as owner of Gothic Steet and Hawea Street Westis in Append 3. “here has also been consultation withthe City Counc as an RMA consent authority. Tis has principally included consutaon wih the Counc resource consent oficer (Naan Keenan, trafic engineer (Soon Tec ong) and urban design oficer (Chad Mean. ‘This consultation has resulted inthe flowing + Comtemation by Natan Keenan by email dated 15 June 2016 (copy in Appendix ) of the Applicant's ‘proposal to remit sol contaminaton in accordance wth SR 163084 Agreement by Soon Tec Kong in July 2016 to the proposed scope of the Transportation Impact Assessment tat has now been completed ands in Appendix 8. © Wiitenfedbeck ttm the above officers dated 1 August 2016 (copy in Appendix 4) “The Applicant's response tothe Counc oie’ feedback in Appendix 8 is discussed below. ‘The Applicants tat engineer (Mark Georgeson of TOG Lid) met wih Soon Tec Kong and otter ofcers on Tuesday 9 August 2016 to clay and discuss the vansportation fedhack and how tis coud be elecvely ‘adresse inthe TDG's Transportation Impact Assessment (TI) that has now been tinase¢ and is contained in ‘Appendix 9 ‘This TIA, together withthe application plans in Appendix 2, addresses 2 far as practicable the feedback given by Soon Tec Kong ‘The Applicant has considered the suggestion by bot Nathan Keenan and Chad MeMan tha the lvel of intensity ‘of building development should be signficanty increased by the constuction of additonal floor space for residential apartments or fling tat, designing the roof level, incorporating adonal services and increased the structural stength of the buling to enable the future possibilty of residential floorspace to be added some ‘ime in the future ‘The Applicant can understand why the officers consider residential apartments tobe ideal. However there area ruber of factors that cumulatively make the officers’ suggeston commercial unsustainable tothe Applicant. ‘These factors include: = Increased resource consenting risks associated wit aditional building height, buk and. locaionand Increased onsite intensity of att. ear ops iso Sting Cem Asem ol Ein hs Fes ubn Pee | Sense 28."= Increased commercial and investment risks associated with residential apartment development and/or the addonal investment in infrastructure ang stuctura strengthening ‘= Sigtcant adverse issues associated with noise sensitive activites in close proximity to shopping cenbe activites, pariculay in close proximity to supermarket operations thet commence inthe very early morning (ie.as early as 4am), '= The potential for adverse impacts (real and/or perceived) on prospective commercial tenants In tems of seouniy and reverse sensitivity. In relation to Council officer feedback eating to CPTED, the Applicant has commissioned an assessment by an independent CPTED expert. Ths is contained in Appendix 10, ‘The main recommendation of the CPTED assessment is that a condition should be imposed thatthe consent holder should at the detail design stage prepare detal design plans for Council approval of car parking areas, pedestrian routes and al on-site extemal spaces to demonstrate the existence of safe padestian sightines, the Drovsion of appropriate ghting, and the avoidance of areas of entrapment. A conditon to tis elfect is proposed (see secon 4.2 of his AEE) Regarding the proposed design ofthe Moorefield Road frontage and associated pedestrian lnk, the Applicant considers the proposal to be optimal onthe basis ofthe requirement to provide a pedestian tink through the Cente from Johnsonvile Road to the Johnsonvie Railway Station, the need to provide car parking at grade for a vable supermarket, and the exisbng and future pedestrian flows associated with the Cente, the vansport interchange, and the Councis yet to be consented Firary project proposed on the opposite side of Moorfield oad. ‘These matters are addressed in more detail in the Architect's Design Stalement in Appendix 2 and inthe urban design assessment in Appendix 11 The remediation of soil contamination is addressed in section 2.3 of this AEE and the resource consent in Appendix 15. Regarding officer feedback on verandahs and display windows, the Centes standards identity the extent to Which site frontages must incorporate verandah cover over the public footpath, The standards ony requie verandah cover along the Jonnsonvile Road frontage and the proposal provides tis. In adgion, the Applicant proposes verandah cover over and above what is required by the Centes verandah standards, in particular along parts of the Broderick Road and Moorefield Road frontages. oss nso Prana in Sogn Come | essen eet 8 cee | Ser 834 32 DISTRICT PLAN ASSESSMENT DISTRICT PLAN MAP ‘The relevant Distt Plan Maps 23, 33 and 47 andthe “Johnsonvile Height Zones" pan are in Appendix 5. Map 23 shows thatthe site is zoned “Centres” and isnot occupied by any heritage buildings, and isnot directly afected by any notations or designations. Tie Map requires updating bythe Counc to retlect the closure by the ‘Council o Hawea Stret Est and its zoning as “Centes” as provided for by Rue 37 ofthe District Pian, Map 33 shows the Ciy’s hierarchy of roads, Johnsonville and Mooreilé Roads are “Principal Roads" and Broderick Road a "Collector Road Map 47 shows frontages tat are identified as primary or secondary frontages. The Johnsonvile Road frontage ofthe sit is idenifed as a primary frontage apart from the existing vehicle access tothe existing loading area ‘hat is proposed tobe retained, The Moorefield Road frontage of te appicaton site and most ofthe Broderick Road frontage i identified asa secondary frontage ‘The height zone plan shows the areas of the appicaton site that have a permite building height of 18m and ‘12m. This is measured from exstng ground levels : RULES UNDER WHICH RESOURCE CONSENT IS REQUIRED The proposal has been assessed against the relevant Disbict Plan rules and standarés and the folowing conclusions reached © The proposed demalon of builtings and stuctues is permited by Centes Rule 7.1.1 because no buildings or structures on the site are listed under te hestage provisions ofthe Disbct Plan and the constuction of the proposed Shopping Centre wl flow demotion, thus avoiding the requirement for resource consent under Rule 7 3.3 1» Because the proposal isan integrated real development (as defined by the Dc Pan) that wil esultin a cumulative total gross floor area exceeding 20,000nY, resource consents required under Certves Rule 7.34 asa Discretonary (Resticted) Activity in respect 7.34.1 the cumulative effect ofthe development onthe viabity and vialty of the Golden Mie. 7.342 the consequential effect on the range af services avaiable to visors and any resulting |oss'of economic activity to Welington. 7.3.4.2 the cumulative effect of the development an the suslinailty of the transport network 7.3.44. the cumulative effect on the roading network and the hierarchy of roads (See Map 33) ‘tom trip patterns, travel demand or vehicle use. = In Appendix 6 isa complance assessment table that identities the Centes activity and building standards ‘and presents an assessment o the extent to which the proposal is considered to comply with the relevant standards, = The standards assessed to be not met ae considered tobe () site accesses for vehicles in excess of 6m: (@) the location of the proposed loading faites at ground level onthe secondary street frontages of Broderick Road and Moorefield Road; and (i) localsed encroachments above the permited bulging height. = Resource consent is required for these aspects under Centres Rule 7.3.5 and Centes Rule 7.3.7 as a Discretionary (Resticted) Activity in respect of “the eects generate by the standards) not met. n this respect, the additonal building height does not exceed concton 7.3.7.10 1 Resource consent is required for the construction ofthe proposed Shopping Centre under Centres Rule 7.36 asa Discretionary (Resticted) Activity in respect of 7.361 design, external appearance and siting of buildings and structures. Ps erate Se Ceme | Assure Eonar hs ° Prenton Paspees | Serb 206,33 7362 site layout 7.363 site access, pedestrian and vehicular access. 7364 sie landscaping 7.365 the provision of amenity for any residential actives located on-site. N.B. his mater isnot applicable tothe proposal because no residential activites are proposed, 7.366 the placement of building mass. = Because the proposal provides more than 70 parking spaces, resource consents required under Cenves ules 7.3.1 and 7.3.10 as a Discretonary (Restcted) Achy in respect of: 73.1.1 the movement of vehicular trafic to and trom the site 7.3.12 the impact an the roading network and the hierarchy of roads (see Map 33) rom tio pattems, travel demand or vehicle use. 7.3.1.8 the provision and location of facies for muttile modes of transport 1 Because the scale and extent of earthworks wil exceed the condtions of Earthworks Rule 30.1.1, consent is required under Earthworks Rule 30.2.1 a8 aDiscrevonary (Resbicted) Actty in respect of earthworks stably. fi erosion, dust and sediment con. ‘i visual amenity jn. wanspor of material in excess of 20000”. itis considered that because the proposal can only proceed if Gothic Steet and Hawea Stet Wests stopped by the Counc (ie its staus wl change from legal road to private freehold land wit a zoning of "Cenbes" as, provided for by Rule 3,7 of the Distt Plan), the resource consent when implemented will aot resut in “wuldngs and structures, including pedestrian bridges, located above the street.” Rule 743), ‘Te stopping of Gothic Steet and Hawea Steet West would also make redundant the secondary frontages along Gothic Steet and out to Moorefield Road as shown on Map 47 in Appendix 5, Notwithstanding the above, the proposal is assessed under Discretionary Actly Unvesticted Rule 7.4.3. Last, ithe Gouncl resource consent oficer considers thatthe proposal requires resource consent under any other rues of the District Panto those identifies above, these are sought and any additonal assessment will be provided upon request. SUMMARY Based onthe assessment in section 3.2 of tis AEE, the effects ofthe proposal are assessed in te next section of this AEE under te following headings: = The effects of retail floor space in excess ofthe permitted 20,000mr = The ettects of speciic Gears standards not met, these being the with of veicle accesses in excess of 6m, the location of the loading facilies on the Brodick and Moorefield Road frontages, and building height in relaon to three small areas of encroachment. = Transportation effects = Utban design ete = Earthworks effects '= Effects associated with building on and over Gothic Suest and Hawea Steet West. = Other efects ons esate Sig Cem | ase Enon es ” Fey se Ppa Sears 206.44 RESOURCE MANAGEMENT ASSESSMENT EFFECTS ASSESSMENT 414 Retail Effects Because the proposal is an integrated retall development that wil result in a cumulative total aross flor area exceeding 20,000, resource consent is required under Centres Rule 7.3.4 as a Discretionary (Resticted) Acti in respect: 7.2.4.1 the cumulative eect ofthe development on te viaity and vitlity ofthe Golden Mi 7.2.42 the consequential effect on the range of services avaiable to visitors and any resuling loss of economic ati to Wellington, 7.3.43 the cumulative effect of the development onthe sustainability of the transport network 7.3.44 the cumuiatie effect on the roading network and the hierarchy of roads (See Map 33) from tip patterns, travel demand or vehicle use “The Gentes policy in relation to retal actives is Poicy 62.2.2 whichis “to manage the location and scale of ‘tegrated reat develooments exceeding 20,000n? gross floor area to ensure they will ot result in sigiicant ‘cumulative adverse impacts on” te above mater. Im Appendix 8 is an assessment of retal and other economic effects of te proposal prepared by Mr Mike Copeland of Brown, Copeland and Company Ltd. Nr Copeland is an economic and retail etfects expert with significant knovledge and experience of Welington's economy. As requied by Centres Rule 7.3.4, he Copeland has assessed the impact of te proposal on the vibity and vialty ofthe Golden Mie, the consequental effect on the range of services avalale to visitors, and any resulting oss of economic actty to Welingto. His main findings are a flows: = Currently onthe sit is 8,375: of comparison real shops. ‘= The total leasable floorspace ofthe proposal is 26,000m consisting of a new supermarket (2,700m*), cinemas (1,201), cafes, bars, food-cour, gym and storage (2210m®), commercial services (1,105m?) and comparison etal shops (18,785), ‘© The proposed increase in comparative retal shops over the existing is therefore 10,4107 ‘© Resource consent has been granted for an increase of 21,500m of comparison retal shops (September 2009 SR 186264) and ths consent does not lapse unt 2023, ‘© The consented floorspace for comparison retal shops fs more than twice the now proposed flor space ‘or comparative etal shops. ‘= The total leasable floor space ofthe proposals 26,000 This is 8000m* ess than the total leasable floor space of 34,000 for which resource consent has been granted (September 2009 SR 186264). "= Because the total leasabe floorspace of the proposal has been reduced by 8,000m* (compared to the 2009 consented 34,000m") and the area of comparison retail floor space reduced by 11,090m® (compared to the 2009 consent), it can be concluded that “the retail eects of the now proposed ‘redevelopment ofthe Johnsonville Shopping Centre on sales of comparison reta stores on Welington City's Golden Mil wil be considerably less than those envisaged back in 2009” (paragraph 10). ‘= Welington City's Golden Mile continues to benef rom the range of factors (dented in paragraph 11 of Mr Copeland's report} which maintain its primacy and safeguard ts sustainably. = Comparison retail rade in the inner city accounts for only around 3.5% of total employment so any diversion of some comparative etal ade away rom the Golden Wie “wil not aoversely ae ts wiadity {and vialtyor detract from services available fo vistors fo the city” (paragraph 13) Mr Copeland's conclusion (paragraph 14) i a psa otcrs Sep Come Asano Evie es " Fegan Peepers Sie 20.“Given that () the redevelopment of the Johnsonville Shopping Cente consented in 2009 was assessed to not compromise the susiainabliy of Wellington's Golden Mil; (i) the signifcanty small redevelopment ofthe Jonson’ Shopping Cente and the considerably smaier increment in comparison retail shopping now proposed; and (i) Welington’s Golden Me continuing to bene om a range of factors protecting its wabily ‘and wiaiy, it can be concluded that: (@) The cumulative effect of the now proposed Johnsonvile Shopping Centre redevelopment wil not adversely affect the viability and vialty of the Golden Mie; and (b) The now proposed redevelogent will not Rave a consequential effect on the range of services available to wstors or any resulting loss of economic actnty to Welington Mr Copeland has aso identified and assessed the posive economic reasons for granting consent to the application. This is relevant to the assessment ofthe application under Part 2 ofthe RMA contained in section 4B of this AEE ‘The transportation matters under Centres Rule 7.3.4 (the cumulative effect of the development on the sustainability of the transport network and the cumulative effect on the roading network, and the hierarchy of roads trom trp patterns, vavel demand or vehicle use) are assessed in section 4.1.3 ofthis AEE. 4.1.2 Effects of Centres Standards Not Met In Appendix 6 is a compliance assessment table that identifies the Centres actly and building standards and presents an assessment of the extent to which the proposal is considered to comply with the relevant standards, ‘The standards assessed to be not rit are: ‘© The width of site accesses forveicis exceeding 6m = The proposed location of the loading fcity at ground level onthe secondary steet frontage of Broderick oad and Moorefield Road, = Building height in tree smal areas as indicated on te pan in Appendix 6. Resource consent is requied for these aspects under Centres Rule 7.25 (forthe width of site accesses for Vehicles in excess of 6m and the proposed loading faces at ground level on the Broderick Road and ‘Moorfield oad frontages) and Centres Rule 7.3.7 (for buldng height) as a Discrebonary(Resticted) Activity in respect of “the effects generated by the standards) not met”. ‘The effects generated by the standards not met are assessed below. 41.2.1 Site Access Width Effects Site access standard 7.6.1.5.13s thatthe width of each access shall ot exceed 6m, ‘The proposal is for two site accesses ‘or vehicles on Moorefield Road, four on Broderick Road, two on Johnsonville Road, 2nd one on Bil Cutting Place. Of these, the two on the Johnsonvile Road frontage are ‘existing and donot exceed 6, ‘The effects ofthe site accesses that exceed 6m in width are assessed inthe Transportaton Impact Assessment prepared by Trafic Design Group in Appendix 9. ‘The following conclusions canbe craw regarding the effects of he ste accesses that exceed 6m in width = The width ofthe site accesses ae appropiate to enable the drivers of vehicles to safely, conveniently and cfcionty access and lave the Shopping Cente. ‘= The width ofthe northern site access on Moorefield Road is needed to avoid tuck divers from crossing ‘he cenaline of Moorefield Road to access the supermatket loading area. The width of the other site access on Moorefield Road is needed to accommodate one entry and two esi lanes for on site car paaking ‘© Pedestian flow along the Broderick Road frontage Is currently low and is anticipated to semain clay low with the Shopping Gente fully opereonal ae osteo Shop es | sate Evie es 2 Pept on Papers Us| Sete 6.= To visually communicate to divers that they are crossing a pedestrian route/pat, a diferent surface ‘veatment and/or appropiate signage canbe used for selected site accesses. "= Inthe consultation that has accued to date with Council officers, no concems have been raised about the proposed width ofthe site accesses. 4.41.22 Effects ofthe Loading Failty on Broderick Road and Moorefield Road Centres standard 7.6.1.5.8 states that “New senicing and loading areas at ground level within a bung must not be sivated at ground level at the ‘ont of sites to which standard 76.2 7 (Primary and Secondary Street Frontages) applies” ‘The frontage of Broderick Road and Moorefield Road wiere servicing and loading areas are proposed at (more less) ground level are ientfied asa secondary steet frontages (see Map 47 in Appendix 5). ‘The etects ofthe proposed servicing and loading faciy at the ground level ofthe Broderick Road frontage are assessed tobe as flows: = This on-site senicing and loading facity is required to service the proposed tenancies, cinemas and office space inthis quarter of the Shopping Cente. = Thee is no other practicable alemative locaton wit reasonable pronimity to this quarter ofthe Shopping Conte, "= The acity wil avoid the potential for divers of service vehicles to legal stop and biock te rai anes inthis locaton inorder to access tis part ofthe Shopping Cen, = Thee willbe an acceptable lve of visibly fr crivers entering and leaving the facility. "= The intemal layout and design of the faclty will provide fora dedicated tuck tuning area that wil be ‘marked with yellow “no stopping" lines to enable vehicles tobe able to turn on ste and avoid having to ‘verse into or out ofthe fact, "= The facility is proposed to be screened {apart fom the veicle access) and wil havea sold sing access gate that can be shut during times when service vehicle acces is not required Ils therefore considered that the proposed on site servicing and loading facity on Broderick Road is reasonably necessary, otherwise divers could be encouraged to ilegaly park in unsatistactry and potently dangerous locations inorder to service this quater ofthe Shopping Centre ‘The eects of the proposed servicing ané loading facil at the ground fvel ofthe Moorefield Road frontage are assessed tobe as folds: = Thais already an existing servicing and loading tacit in this location to serve the exstng supermarket = Thereis no other practicable altematve location trom which to efficent service the supermarket. . Be mateo ‘area will be screened by a suitable fence and landscaping along this part of the Moorefield oad frontage 4.41.23 Building Height Effects ‘These effects are limited tothe additonal bulcing height sought inthe thee locations ientiied on the plan in Appendix 6. ‘The efects ae assessed to be as flows: "= The additonal building height is mainly limited to locations where there is a need to provide for eticient vertical wansportaton of people within the Shopping Cente. This is very desable for shoppers and visitors tothe Shopping Cente and particulary for people with mobiltyrestictons. ‘= The addtional height sought is well within condition 7.3.7.10 and is thus anticipated and provided for by the Centres provisions Pozen Selo Cee | ssa Eau Eas 9 or Ut Pape us | Seb 218'= The additonal height sought wil enable the ecient development and use of loor space located within the permited bulging heights, ‘+ The additional eight is minor in area and vertical measurement. The locations are also reasonably set back from the ste trontages. The combined impact will benegigible in terms of wind, shang, daylight, privacy and potental for dominance ‘= Any adverse eects ae offset by the extent to which the balance of the proposal is below the permitted building heights and the proposal is below the permited building mass with associated postive effects in terms of increased sunight and daylight into te surrounding streets and asoining sites and buildings. ‘© Given the very limited locatons, areas and extent of proposed height encroachments, and in view of the generous extent of pedestian sheer proposed, its considered unnecessary to commission a wind expert 40 prepare a wind report assessing the wind effects ofthe height encroachments, 41.3. Transportation Effects ‘As identified in section 32 ofthis AEE, the fofowing transportation effects must be assessed! 7.3.43 the cumulative efect ofthe development onthe sustainabiltyof the trnsport network. 7.3.44 the cumulative effect on the roading-network and the hierarchy of roads (See Map 33) trom trip. patterns, travel demand or vehicle use 7.3.63 site access, pedestrian and vehicular access. 7.3.1.1 the movement of vehicular rac to and rom the site 7.3.12 the impact on the racing network and the hierarchy of roads (See Map 33) from trp patterns, ravel demand or vehicle use. 7.3.1.3 the provision and focation of fecites for mutipe modes of anspor. ‘An additonal mater to be assessed is the effects ofthe transport of eat from the site in excess of 2000m* This matters addressed in section 4.15 of hs AEE. ‘A Transportation impact Assessment (TIA) thet addresses the above matters has been prepared by Traffic Design Group Ltd (TDG). A copy ofthe TIA isin Appendix 9 Proc tothe preparation ofthe TIA, the Applicant prepared a drat brie forthe scope of the TIA. This drat bret was forwarded to the Counci's tansportation manager (Soon Tec Kong) and formed the basis of the agreed scope ofthe TA ‘Tne main conclusions that can be craw from the TIA are a follows. "= The Counc has sought to encourage vaffic away from Johnsonville Road and onto Broderick Road and Moorefield Road and the proposal has been designed to compliment and assist with achieving this objective (95). © There is a signicant number of unsatisfactory vansportaton aspects associated with the existing shopping centre (p12), particulary the fragmentaly located and poorly designed car parking areas, lack of shetered pedestien connection from Jotnsonvile Road tothe Ralway Staton and bus stops on Hawea ‘Street West, and substandard servicing facies. ‘= Unststactry aspects ofthe esting wider anspotaton envionment inde a storage of cr parking fer commuter (p12) and te absence ofan integrated anspor ierchange ‘TOG has overeen the cesign ofthe proposal otha itis in acordance with Distt Plan standards ors toa mae appropiate andar pojec spect design standard (Chapter fhe TA and p83). = The proposal has a high level of consistency with strategic transportation policy and guidance (Chapter 6 of he TH) ‘© Transportation increases from continued trafic growth and with redevelopment of the Johnsonvile ‘Shopping Centre as proposed, can be accommodated by delivering localised improvements to the existing local road network (p1 and Chapter 10 of the TIA) that will be implemented and/or funded by the Applicant oERES “= The proposed car parking supply of approximately 900 spaces will appropriately cater for demand ‘generated by the Shopping Cente (957). "= The proposal will enable the provision of commuter car parking (958-59) which wil enhance transportation outcomes sought by the Counc ‘= The servicing fcites for the proposed Shopping Centre are well located an¢ wil function appropriately in accordance withthe proposed Servicing Management Plan (960), ‘= The proposal wil positively contibue to sustainable transportation outcomes (Chapter 13 ofthe TA) ‘= The proposal will hve significant cumulative posive transportation effects by etectvely addressing the Unsatisfactory aspects associated wit the existing transportation environment (968). Transportation related contons of resource consent are recommended on page 68 ofthe TIA and ae included in the conditions proposed in section 42 ofthis AEE. TOG conf itis “salistied thatthe proposal wil have no adverse effects on the safely and ecency of Site Highway 7.” (068) 41.4 — Urban Design Effects ‘kn important urban design consideration is the extent to which the proposal includes verandahs, display ‘windows and active building edges. ‘The Gentes provisions have therefor specified standard that shoul e met fo: = Verandahs Display windows = Aatve Building Edges. To implement te above standard, the Centres provisions identity primary frntages, secondary tontages and unidentified frontages — forthe appicaton site, see Map 47 in Appendix 5. Primary frontages are required by the standards to have verandah cover along 100% of the frontage, display ‘windows along 60% of the frontage, and new buldings bul tothe steet edge. The Johnsonville Road frontage of the proposal has therefore been designed to meet the Distct Pan standards for verandahs, display windows. and active edges along this prary frontage. Secondary frontages are not requied by the Disct Plan to have any verandah cover, are nL required to have display windows, and new builsings are not required to be bul tothe street edge. Active bung edge standard 17.82.17 requires thatthe ground floor shal be occupied by non-residential activites and the proposal comales with this, The proposal therefore meets the Distict Plan standards for secondary frontages along Mooretilé oad and Broderick Road. The proposal therelore complies with ll the Gentes standards for verandahs, display windows and active bulding edges. As noted above, the Contes standards do not require new buildings to be buit to the steet edge along secondary frontages i.e. along Broderick Road and Moorefield Road. However, tis is encouraged by the Centres Design Guide, ‘Te proposal has therefore been designed without building setbacks as far as practicable and/or considered desirable in order to “reinforce the street grid and common alignment” as encouraged by the Centves Drovsions (see 6/17) and the Centres Design Guide. ‘There is however building setbacks incorporated along the Moorefield Road frontage in relation to the supermarket, This is considered tobe an appropiate design response in view ofthe folowing main factors: = Due tothe “back of house” requirements of the supermarket, ts not practical or visually desirable for there tobe transparent windows along this facade © Pome taney Come | szasret or Es 5 Fees oy non Preamp 36"© The existing footpath width along this frontage is tight and the setbacks wil provide a more generous space for pedestias. ‘= The setback areas can be appropriately designed in compliance with CPTED principles (see Appendix 10) and anculated wih @ combination of facade surface treatment, landscaping and graphics. ‘The proposal does however provide additonal extended verandah cover and display windows whee this is reasonably practicable and commercaly viable. For example, verandah cover and display windows have been tertended for 50m along Broderick Road from the comer with Johnsonville Road to provide continuity of vorendan cover and display windows. Furerrioe, pedestrian shelter is proposed along pats ofthe Moorefield oad frontage as wel as two retail shop fonts, ‘The car parking and servicing functions of the Shopping Cente are a necessary component of a shopping centre and are appropriately located along the Broderick Road frontage where currently there fs open car parking and winere previous actives included a service staton and vehicle repairs workshops. The Cante's provisions anticipate and provide fortis situation by stating on 6/17 that: Display windows and verandahs are considered important along shopping streets and those that havea high fow of pedestrian trafic. Counel aims to have continu along these streets. The Councd wil aso consider whether the reasonably practicable requirements of the buiting and activity on the ste makes provision for tisplay frontage and verandas impracticable or unnecessary. Where iti not aporopriate to provide display windows the facade shouldbe articulated or activated to provide visual intrest, ‘The Broderick Road frontage has a low pedestrian flow and will continue to have a relatively low flow withthe ‘Shopping Cenize in operation. The Counci’s transportation stategy is to encourage trafic fow and vehicle activty away from Johnsonvile Road and onto Broderick Road and Mooretld Road. And in addon, the rising level of Broderick Road in relation tothe floor level ofthe Shopping Cente and the need fra loading fciity on this frontage means that itis not reasonably practical to extend shops and associated verandan cover further up this frontage tan is otherwise proposed. ‘Te proposal as therefore been designed with a high level of design artculaton ofthe facades along Broderick Road and Moorefield Road. This includes a caretul combinaton of surface teatments, screening, firs/lades, ‘graphics, signage and landscaping ‘The Appicent has consuted Council's urban design and planning officers at the early stages of design evelopment as encouraged by the Centves provisions (98/15). A sees of meetings and briefings were held ‘which culminated inthe wien feedback contained in Appendix 4, This is responded to primary in the Design Statement in Appendix 2 and inthis secton ofthis AEE. To assist the Counc o assess the urban design effects ofthe proposal under Rule 7.3.6 (and with reerence to the Genes Design Guide), the Applicant has commissioned two assessment reports by independent expert, ‘one assessing the proposal using CPTED principles, and one assessing the proposal against he Gentes Design| Guide Contained in Appendix 10s an assessment ofthe proposal by CPTED specials, Sally Pea, ‘The main conclusions that canbe drawn from the CPTED assessment are: = There are @ numberof undesirable CPTED aspects associated wih the existing Shopping Centre and the cexsing on site ar parking areas (p). ‘= There wil be increased opportunites for surveilance as a result ofthe proposal which is postive (p7). ‘= The proposal wil postvely enhance the Moorefield Road frontage (98), There are features of the proposel that appropriately address informal survellance (p9) and formal sureilance (p10) Lighting wil be located and designed to meet NZ/AS Standards and Distict Pan standards (see the LUghting Assessment in Appendix 14 of tis AEE) "= Theproposat has been appropriately designed for ease of vsbilty and access (p11). ie Sean Cer | este ol vinnie fa pecs | epee te‘= The servicing faites oft Johnsonville Road and Broderick Rad ae likely to need specific monitoring and management (p11). This matter has therefore been included in the Senvcing Management Pian Condition in section 4.2 ofthis AEE. © Other detail design and management aspect raised in the CPTED report have been included inthe CPTED condition of resource consent proposed in section 42 ofthis AEE. = The possiblity thatthe pedestian lnk from Johnsonville Road through the Shopping Centre to the Rainway Station might be required to be publicly accessible on a 24/7 basis isa concem (p13) = The car park design incorporates appropriate CPTED aspects (013). ‘The conclusions ofthe CPTED assessment report (p18) are ‘Te existing shopping centre and its associated access and carparking are considered inconsistent with good CCPTED principles and practice. The proposal wil significantly enhance the safety of pple and property elated to the substandard design aspects associated with the existing outdated centre. | support the proposed pedestrian link through the Centre so that there is pedestrian connection from Johnsonvile Road to the Railway Station and Transpor interchange on Moortield lad. However, do not ‘support the lnk being publ accessible outside the shopping centre public trading hours | recommend that prior to bung consent being lodged, the consent holder shal prepare deta! design plans for the approval ofthe Counci's compliance oficer (in consutation with the Counci’s CPTED advise) of car parking areas, pedestian rovies and all on-site external spaces 10 ensue sale pedestrian sightines, ‘2ppropiate lighting, an to show there are no obvious areas for entrapment of people ‘contin that, with the implementation ofthis condition, the design of the proposed shopping centre is in ‘accordance with CPTED principles and wil signtcanly enhance the safety of people and property compared 10 the existing envionment Contained in Appendix 11 is an assessment of the proposal by urban design expert Deyana Popova. This provides a comprehensive assessment of the proposal against the Centres Design Guide and in partcular, addresses two key issues raised by the Counc's urban designer, these being the steetscape effects along Broderick Road and Moorfield Road ‘The main conclusions that canbe drawn from the urban design assessment are ‘= The design of the proposal along Johnsonvile Road and around the corer and into Broderick Road is “uly consistent withthe Design Guide” (p10) and “wil make a positive contribution fo the main street’ character of Johnsonvile Poad and the actity and visual character of the adjacent Town Centre environment. The proposal wil improve considerably the existing situation and add tothe vitality ofthe Town Centre as a whole” (p10), = Regarding the balance of the Broderick Road frontage, the proposed vehicle oventated actives and resuting buldng design and streetscape along tis frontage (part of which is nat a primary or secondary ‘tontage - see Map 47 in Appendix 5) is anticipated and provided for by the Design Guide so thatthe primary frontage ofthe development to Jonnsonvile Road isnot compromised (p10). = Locating vehicle orientated activites, buidings and servicing along this part of the Broderick Road ftontage as proposed is also consistent with the Counci's transportation strategy to direct trafic to Broderick Road and Moorefiad Road and away trom Johnsonville Road a5 \entied in the TIA (n ‘Appendix 9, ‘= The Moorefield Road frontage ofthe proposal is acceptable because the proposed design “integra the ‘new public transport interchange and incorporates extensive pedestrian sheller, an entrance to the ‘shopaing centre and small foodidink outlets to provide a sense of strest edge dentin and actly ‘along this frontage” (p10) In addon, "the intended design treatment along the secondary frontages is aimed at articulating and sottening theless active edges ofthe proposed but siructures (10). = The design of the Mooretlé Road frontage of the supermarket is acceptable because of the factors idenited on page 5 of the report ‘© The alignment of he pedestian connection trom Johnsonille Road through the Shopping Centre and out to the Ralway Station as required by District Pan Policy 6.25.7 is assessed on page 6 ol theseport-The aigament of the pedestian connection is considered acceptable provided the proposed design features Poss ern Stopae Cee Aa Fg Un Pens Sore 28. 7and elements for the section of the connection from Moorfield Road to the entrance of the Shopping Centre is implemented as indicated on the resource consent application plans and images. "= The proposal has been designed to positively contribute othe urban design outcomes sought by te non statutory Jobnsonville Town Cente Plan (p10) ‘The recommendation of the urban design assessment report § that “Ihe detalled design of the proposed buiaing exterior is reviewed during the develooed design stage. Ths isto provide some flexi forthe next slages of th design process, while also ensuring that the intended design quality as inalcated inthe resource ‘consent crawings is successfully implemented. An appropriately frmulted resource consent condition would ‘bea may of achieving his” ‘An urban design conditon of resource consent fs therefore proposed in section 4.2 ofthis AEE to address this recommendation. Filly, itis considered thatthe proposal wil significantly enhance the urban design and functoning of the Johnsonville Town Gente because: 1) The design, appearance and functioning ofthe Town Cente wth te proposed Shopping Cente in place and operational willbe signicanty more consistent withthe role and function ofa “Regionally Significant Centre” as provided for and sought by the Distt Plan (see page 6/3 of the Dstt Plan). 2) The existing Shopping Centre with substandard CPTED and urban’ design will be replaced with a development wih cumulatively significantly postive CPTED and urban design efets, 3) The proposed conditions of resource consent will ensue thatthe intended design quay as shown onthe application for resource consent plans and imeges and decried in the Design Statement is implemented, while at the same time providing for desirable design tlexibaty and refinement that is associated wit the etal design process for sucha large project as an “integrated Shopping Centre". 41.5 Earthworks Effects Because the scale and extent of earthworks will exceed the conditions of Earthworks Rule 30.1.1, consent is required under Earthworks Rule 90.2.1 as a Discretionary (Restcted) Activity in espect a: 1 earthworks stably. i erosion, dust and sediment contro visual ameniy. transport of material in excess of 20008. ‘To ensure thal earhworks are property managed, the Applicant has commissioned expert civil engineers, Beca Lid, to prepare a Preiminary Draft Earthworks Management Ptan to identity © The scale and extent of proposed earthworks, ‘© The postive effects ofthe proposed earthworks. ‘© Measures to avoid, remedy or mitgate the temporary adverse ettects in respect of the four matters identified above ‘© Measures to manage the noise of earthwork activities for thatthe applicable New Zealand Standard (NZ36803) is met The Preliminary Draft Earthworks Management Plans in Appendix 12. ‘The main conclusions tat can be drawn from the Preliminary Draft Earthworks Management Plan ae: ‘© The Pan provides for measures to retain temporary cu faces so that earthworks stabil is ensure. ‘© The Plan provides that detail engineering design for retaining wal demonstrating satistactory long term stability willbe submited tothe Counc for approval t building consent stag. ‘©The Pian proposes a comprehensive set of measures to avoid, remedy oF appropriately mitigate the temporary adverse etfectsof erosion, dust and sediment conto. > va 7 tong Care| teen tonnes ems 13 Popes Ub Peps | Sete 206."= There wil be no exposed cuts or il slopes once constuction ofthe Shopping Genre has been complete. ‘Theretore there willbe no permanent adverse visual elfects associated wih earthworks. "= The Plan proposes a comprehensive set of measures to avoid, remedy or appropriately mitigate the temporary adverse effects of te transportation of surplus earth from the site. In particular, the measures include a requirement oc the contactor to prepare as part ofthe EMP an “Earthworks Trafic Management Pian’ forthe approval ofthe Counc "= The amount of surplus earth that wil need to be transported from the site wil mainly depend upon the {etal design of the Shopping Centr andthe sizeof trucks used. However, itcan be safely concluded that the temporary wansportation effects wil be able to be safely and convenienty undertaken in accordance withthe EMP and in pricular with the careful location and management of te temporary ste accesses 35 proposed ‘= A major benefit from an earthworks management perspective is the large size of the site which gies flexilty and space to accommodate earthworks activites and tansportation of sural earth The concusions of Beca Lid are that the temporary adverse effects of earthworks “can be managed successfuly using industry standard practices” and that “the Counc’s standard conditions of resource Consent for earthworks wil ensure that the temporary adverse effects wil be avoided, remedied or appropriately mitigated (page 10). Beca Lid also conclude tat" is considered thatthe proposed earthworks are necessary and desiable as @ pre-requisite forthe construction ofthe proposed shopoing cent (page 10) ‘The Applicant proposes that the Counci’s standard earthworks resource consent conditions are imposed 41.6 Gothic Street and Hawea Street West Effects ‘Assessed under Centres Rule 7.43 (building on and over Gothic Street and Hawea Steet West) and Cenes Rule 7.3.7 (secondary street frontages along Gothic Sueet and Hawea Steet West), the following efects assessments given ‘= The stopping of Gothic Steet and Hawea Stet West is proposed by the City Council as owner. '= The ony fee simple land that is relied on for legal frontage to Gothic Steet and Hawea Steet West is ‘owned by the Applicant "© The proposed transportation interchange on Moorefield Road will mean thatthe current use of Gothic Sweet and Hawea Steet West or bus services wil be no longer require. ‘= The wsiten approval ofthe City Council as the land owner isto be inserted when received in Append 3. ‘= The stopping of Gothic Steet and Hawea Street West will have significant postive effects in terms of enabling the eficient development and use ofthe land for Genres purposes. 44.7 Other Effects ‘One of the potental adverse eects of the operation of Shopping Gentes 's noise. The Applicant therefore ‘engaged Marshall Day Acoustics Lis to provide expert advice on measures Io ensue thatthe Shopping Cente 's designed, constucted and operated in compliance with Distict Plan noise standards. This report isin Appendix 7. ‘The report recommends various measures, including specialist acoustic design inut into the dtl design of the Shopping Cente. ‘The Applicant has reviewed the noise report and proposes a condition of resource consent that within two ‘months of the opening of te Shopping Centre, a noise compliance report prepared by a suitably qualified and ‘experienced acoustic consutant shal be submited to the Counci's compliance monitoring ofcer that confirms. that the operation of mechanical plant and the use of the loading facies meets the Distt Plan noise standards ther effects are considered tobe anticipated and provided for bythe Oistict Pin ries and/or standards and therefore acceptable sce nan Sse Come | scxme al Eon es 9 Fegeesty on Pgeer ls Spore 2842 CONDITIONS OF RESOURCE CONSENT Conditions of resource consent are proposes in relation to the folowing ete: Soil Contamination Earthworks Effects Remediation of soll contamination shall be undertaken in accordance wit resource consent SR 169084 ‘and the contions of tat resource consent CCounci's standard Earthworks Management Pan (EMP) contons. Construction Management Effects Counci's standard Construction Management Plan (CIP) conditions. Landscaping Effects Counci’s standard Landscape Plan conditon ‘Trafic Elects ‘A Sencing Management Plan or the Shopping Cente shal be prepared and approved by the Counci's complance ofcer pir tothe Shopping Cante’s pubic opening. The Pan shal include, but nat necessary be ted to. |. mapping ofthe routes tobe folowed by aiving and departing sence vices; lia description of the vehicles or classes of vehicle that wil isi ech location for lading, unloading or ‘other service activity. The detals wit include expected tines of peak use; ii, details of how each type of vehicle willbe handled, and how merchandise wil be transfered between vehicles and storage areas; iv. @ description ofthe arrangements for storage of merchandise, equipment and waste ¥. an explanation ofthe proposed interim servicing arrangements during construction; i. details of contingency arrangements to cover accasions when vehicies arrive while a service area is fully occupied or closed; Vii the procedures for monitoring and reviewing any complaints; vil, painted markings to show areas required for veicle manoeuvring; and ix. provision for security and safety including any appropriate securing ‘ot seivicing areas outside servicing hours. Prior o building consent pans bein indged, the consent holder shall prepare deta plans that adress the following mats forthe approval ofthe Council atic engineer |. any design refinements in response 10 a Safety Audit prepared by a suitably qualfed and ‘experienced trafic engineer regarding the proposed signalised facies and pedestian crossings ‘along Moorefield Road and Broderick Road; |i design measures to prevent vehices from using the entry only accesses off Broderick Road for cexing the car park and to prevent drivers from turing ight on Broderick Road to access these crossings; ‘i, visibity splays and any oer design measures to ensure pedestrian safety trom vehicles being ‘operated within the Shopping Cente; and Iv, details of intrastucture assets (signals, pavement, foot, signs, sveet lighting, sveet furniture el) that are intended for Council ownership, ‘The consent holder shall implement and/or fund the off-site road improvement works (including proposed et crossings, realignment of kerbs etc) shown on Figure 16 ofthe TIA cede ose crane Sei Come | seme of Esoanl ts 2 Pepe Ube Pps | Sent 208, :43 Pred '© Prior to building consent being lodged, the consent holder shall prepare deal design plans for the approval of the Counci's compliance office (in consultaton withthe Counci's CPTED adviser) of car pafking areas, pedestian routes and all on-site external spaces that demonstrate the existence of safe pedestian sightines, te provision of aproprat lighting, and the avoidance of areas of entapment Urban Design '= Prior to building consent being lodged, the consent holder shall prepare detail design plans for the approval ofthe Counci's compliance officer (in consuitaton wih the Council's urban design adviser) to ensure the final design qualty and palette of extemal materials is reasonably consistent withthe design intent as shown by the application plans and images and described in the Architect's Design Statement in respect of: i. the Johnsonvile Road facade and the Broderick Road facade from the comer of Johnsonville Road to the site access forthe loan area; i carpark enclosure/sceens and ‘n'/biade’ elements li, pedestian access from Moorefield Road through tothe Shopping Cente enty; iv, canopy along Moocefild Road (cluding column detail) and the enclosure/screening of te carpark edge adjacent tothe bus interchange ‘supermarket elevation to Moorefield Road including canopy, landscaping and ighiing detail; and i. the design and external appearance of buiding to incorporate the Johnsonville Road servicing area Into the Shopping Centre buldng shoul the consent holder determine after the deal design process that this servicing tecity isnot quired. Noise ‘= Within two months ofthe opening ofthe Shopping Cente, the consent holder shall submit to the Counc’s complance monitoring officer a noise compliance repot prepared by a suitably qualified and experienced acoustic consultant that confams thatthe operation of mechanical plant and te use of loading facies meets the District Plan noise standards REGIONAL OBJECTIVES AND POLICY ASSESSMENT The proposal has a high level of consistency with the Regional Policy Statement (APS) for the Welington Region (2013) which identifies Johnsonie as a regionally significant cent, RPS Policy 30 Is to maintain and enhance the viabilty and vibrancy of regionally significant centes by encouraging investment and devetonment. The proposal is therelore ently consistent wih the desired RPS ‘outcome of encouraging investment and development within the Johnsonville Town Cente so tht its regonally significant role as a Cente Is enhanced by being more viable for retaicommercial actives and a more vibrant Place particularly for the residents ofthe Northern Suburbs. oth these outcomes will be achieved by the proposed Shopping Centre atvactng more people int the Johnsonvile Town Cente ‘The Transportation Impact Assessment in Appendix 9 identifies the relevant provisions of te RPS and the Regional Land Transport Plan (2015). The TIA supports the conclusion that the proposal has a high level of ‘consistency wit these Plans, in parbcular because: "= The proposal wit improve the integration of ral, bus, car and pedestian modes and delve enhnced ‘wansportatin efficiency, convenience and comfort. ‘© The proposal oes the opportunity to enhance the provision of much needed commuter car parking at an appropriate locaton next to the Johnsonville Ratway Staton '= The integration of wansporation modes wih the Shopping Cente wil enhance the whole of the Town Centre as 2 convenient, comfortable and safe place to come to for shopping, business and community services, tus fufiling fs RPS role asa regionally significant cent. "= The proximity to the motorway and associated primary road connections will alow for the efficient ‘movement of people and goods. Post som etl Cre | Assent vionna Eas a pcs | See 2184a In summary, the proposal has a high level of consistency wit the Regional Poicy Statement (RPS) forthe \Welington Region (2013) and the Regional Land Transport Pan (2015). DISTRICT PLAN OBJECTIVES AND POLICY ASSESSMENT Role and Function of Centres ‘The Johnsonville Cente is idettied by the Distict Pan asa Regional Significant Cee (p62). Centres Policy 62.13 is to “mantain and enhance the viability and vibrancy of Regionaly Significant Centes in the Welington region” The proposals fora wel designe, integrated retail and commercial evelopment that wil atrect shoppers and visitors to the Johnsonvile Town Cente, gariculaly compared to the existing outdated Shopping Cente Accordingly, the proposal wil enhance the vieity and vibrancy ofthe whole of the Johnson Town Cente as sought by Centes policy 6.2.1.3. tis fr this eason thatthe Applicant has received a high level of support {or its new Shopping Cente ftom the community of the Northern Suburts and businesses in the Town Cente Intensitication The proposed adlltona floor space (compared to existing buildings on the ste) is consistent with Centres Policy 6 2.1.4 which isto “aromote the intensification of actives and buildings in and around Centres”. The addtional oor space wil enable the intensification of acvites sought by the policy ‘The Johnsonvle Town Cente is also within the Council's “growth spine” and identified by the Distt Plan as an “area of change” where “increased intensification wil have the greatest benefit” (p67). The proposed ‘Shopping Canve is therfore consistent with and wil promote these outcomes sought by the Dsstict Plan. ‘Wide mix of Activities ‘The Shopping Cente is proposed to have a wide mix of actives, incuding retall shops, food shops, commercial services, cinema, business services and the lke. it wil also incude a wide mix of size of tenancy formats. The proposed wide mix of tenancy formats and activites is consistent wih and will promote Cenves Policy 6.2.21 which s to “enable and facial a wide mix of actives within Cente... Retail Activiies ‘Te increase inthe amount of retall floor space will nt result insignificant cumulative adverse impacts onthe resticted matters under Centres Rule 7.3.4 Tis i supported by the assessment of effects contained in secton 41.4 ofthis AEE and the expert assessment of Mr Copeland in Appendix 8. The proposal is thereoce consistent with Centres retail Poicy 6.22.2 because the proposal wil not result in sigticant cumulative adverse impacts on the Golden Mile and the range of services avaiable to vistors, Noise Centres Policy 6.2.24 is to “contro! the adverse effects of noise within all Centres". The proposal is to effectively manage nose generated by the operation of the Shopping Cente by adopting the various contol measures recommended by Marshall Day Acoustics Li in ther report in Appendix 7. Aso proposed are noise ‘conrol measures to effectvely manage the temporary adverse noise effects associated with earthworks and ‘constuction as set out in the Draft Earthworks Managament Plan in Appendix 12 and Draft Constuction ‘Management Plan in Appendix 13 and as proposed by the conditons of resource consent proposed in secton 4.2 of tis AEE. It can therefore be concluded thatthe proposals consistent with noise Policy 6.2.24 Lighting and Dust ‘This AEE supports the conclusion that there wil be effective management of ghting and dust consistent with Palcy 6.2.28. In partcular, the ghting standards vl be met (see Appendix 14) and dust during the necessary temporary earthworks and constucton period willbe managed using wel proven industry standard measures, ona one St Cee | Assure ol Ese te 2 gud an Penne a Seamee 20 iDesign ‘The design and extemal appearance of he proposed Shopping Centre wil bea significant improvement over the existing environment. The proposal wil therefore “entance the safety and armeniy values of Centres." and “contribute positively to the Ciy’s distinctive plysical character and sense of place” as sought by Objective 623. In toation to design guidance Policy 6 2.3.1 andthe seven bulet points under this policy it can be concluded that: 1) The form and scale af the proposed Shopoing Cente bung is consistent with the building standard for Centres and wil reinforce the Town Cente by its increased size and intensity as sought by the Distict Pian, 2) There are no adjacent hetage buildings or hertage areas that ned tobe respected 3) The Shopping Cente wil create a sigificanly stronger sense of place and identity than the existing Cente by vite of ts increased siz, intensity and convenience of access. 4) The Shopping Cente wil establish positve visual etiects, pariculaly compared to the existing envionment of the site and bulding. 5) The Shopping Cente wil provide significant enhanced working environment. 6) The Shopping Centre incorporates skylights that will enable natural ight into the building consistent with sustainability principles and Policy 6.2.4.2 which seeks that new buldings provide appropriate levels of natu lightto spaces, 7) The Shopping Cente wil provide fat, covered car parking and signitcanty enhanced accessiily, pariculay for people with estricted mobility. Assessed agains design guidance Policy 6 2.3.1 therefore, the proposal i sgnficanty postive, Policy 62.3.2 is to encourage an “atractne, convortable and legible street environment including aspects such as shelterverandas, lighting, street furnture and landscaping’. In these respects: ‘© The design ofthe Shopping Centre provides a sianiicanty areater amount of sheter/verandahs than the CCenas standards require as an acceptable minimum. Specificalyshetrverandah is provided along SOm of Broderick Road where the Distict Plan Centes standards do not requie verandah provsion, ‘Shaltrverandah provision is also proposed where the Cente interfaces wih the vansport interchange and Moorefield Road where the District Plan Centres standards do nat quite verandah provision, = Al on-site areas avalabe for use during hours of darkness willbe aporomiately It in compliance with Distt lan Centes standard 7.6.1.6.2. Street frites proposed on the application plans, particularly in relation othe transport interchange, = Landscanina is proposed on the application plans andthe Counci’s standard landscape plan condition is proposed. Poly 62:33 is to “maintain or enhance the street edge along primary and secondary street frontages” and Policy 6.2.3.4 i to contol he appearance of andor limit the creation of vacant lan, or open land and ground level parking on identified ptimary and secondary frontages." In these respects, and compared tothe eistng sitet edges: "= The proposal wll enhance the steet edge of Jahnsonvile Road by removing one existing vehicle crossing and provcing increased continuity of pedestrian shee, + The proposal wil enhance the stret edge of Broderick Road by replacing existing vacant land, open land and ground level paring with a bul edge witin whic the necessary more functonal aces of he Shopping Cone are accommodated (ie vehicle accesses, car parking and goods loading) in a way tat ras an acceptable extemal appearance. The Dstict Pan makes it clear that wher it nt appropiate to provide dsplay windows (noing that display windows are not required by the Disbct Plan Centes Standards along Brodrick Road and Moorefield Roat), “he facade shouldbe arculted (page 6/17) The facades of Broderick Road and Moorfield Road have therefore been arfculated as shown onthe application plans and perspectives. en Poses ttn SpaenCome | Asem canons Es 2 Prope Ua espa Us | Sper 216= The proposal wil enhance the Moorefield Road frontage primerly by the creation of the transport interchange (with associated canopies, set funiture and paving) and wit direct and covered pedesbian access to the Shopping Cente '= The bulding setback, street fumtue ang landscaping ofthe supermarket interface with Moorefield Road is an enhancement compared tothe existing supermarket that ha a blank wal along the steet edge = Forall tet edges, the proposal wil bean enancement and wil enforce the steet grid and aignment as sought Policy 6.2.3.8 is to “ensure an appropiate transition between activites and builcings within Canes and adjonig Residential and Open Space Areas”. This policy does not apply tothe application site because it does sot adigin any Residential and Open Space Areas buts separated from them by Broderick Road and Mooretild oad that are wide and cary significant atic voles. ‘The height and mass of the proposal is within the Centes standards except for very minor height encroachments as indicted on the plan in Appendix 6. These are necessary to enable ecient development and use ofthe site as sought by the Cents objectives and policies. The very minor height encroachments wi have no adverse effects on "the amenity values wih Centres” and therefore Policy 623.918 met Policies 6.23.10, 6.23.11 and 6 2.3.12 relate to wind effect of new buildings “higher than thre storeys”. The ‘proposal is mostly ona single ground flor level with a two strey element onthe Jonnsonvile Road/Broderck Road corner and two storeys of car parking. There are no wind rules and no wind standarés under the Disc Plan Cente provisions. The proposal does therefore nt contravene the wind policies, Notwithstanding this: 1» Main pedestrian entrances are covered and wil have standard shopping cente wind lobbies. 1 Pedestian sheter/canopies are provided inthe areas where pedestian flows willbe focussed e.g. along the whole of the Johnsonville Road frontage, for 50m ofthe Broderick Road frontage, an forthe tansport interchange and pedestian ink to the Shopping Centre entry ff the Mooreild Road frontage. = Theis extensive use of screens and fins to the street edges of car parking areas and in the vicinity ofthe transport interchange. These ae primarly to articulate the street edges (as sought by policies 6 2.2.3 and 62.2.4) and screen car parking but thay should aso have pose wind effects, Policy 6.23.19} to “ensure that al spaces accessed bythe public are safe and are designed to minimise the ‘opportunites for crime". The design of the Shopping Centre has been informed by the experince of the ‘Applicant as an owner and operator of Shopping Centtes throughout New Zealand and includes the input of CCPTED specialist, Peake Design Ltd. The CPTED assessment in Appendix 10 and the proposed CPTED detail ‘esign condition proposed vill ensure that all spaces accessed by the public are sale and are designed to ‘minimise the opportunities for crime, Building ficiency and Sustainability Objective 6.2.4 promotes energy eficiency and environmental sustainably, In his respect: '= The Applicant isan owner and operator of shopping centres throughout New Zealand t therefore has a vested interest in ensuring its shopping centes are designed and constucted so that they are ‘commercial, environmentally and energy ecient = Once the Shopping Centre is bult and operational, various centre operational management plans wil assist the Applicant and is tenants to manage reeycing, eneray use et in an efficient manner. = Theincorporaton of skylights as proposed is consistent with Policy 6.2.4.2 = At the detail design stage it existing but elements are able tobe re-used and/or incorporated into the ‘evelopment, this wl be done. Transport Objective 625i to "aint an effet and suslainabe ransportaton network to enable he rion of, conenient and safe access for people and goods to and within Centres. Posen tone tsa Coe | Aertel care Es 2 Frege’ Un Pose Is Sonne 26‘The TIA n Appendix 9 supports the conclusion thatthe proposals acceptable wit reference to this objective In particular, the proposals wel tinked tora, bus, private transport and pedestian mades as sought by Potcy 62.5.1 and provides the pedestian link between Jonnsonvile Road and the Johnsonville Railay Station as Sought by Policy 6.25.7. ‘The proposal has been designed specticlly to meet Plcy 62.5.6 which encourages “bulcings and spaces fo have a high level of accessibity...”. The high level of accessibility is achieved mainly by: += Designing the Shopping Centre so that there i a high degree of accessibility and integration between the ‘allay station, bus stops, car parking and entry tothe Shopping Cente of Mooretild Road '= Designing the car park so that thas a high level of accessibility for civrs. For tis reason, car parking can be accessed from Moorefield Road and from three points along Broderick Road to enable drivers to rectly access elher the oot level parking or the ground level parking = Providing matiple pecestian access opportunites to and from the Shopping Centre either from the public ‘sets, transport interchange or from the on-site car parking areas. = Providing @ pedestrian lnk from Jonnsoavile Road tothe Johnsonvite Raiway Staton consistent with policy 6.2.57 that states that “any such access that passes across 2 privately owned and operated integrated retail development shall only be avalabe f0 the puble during the hours thatthe integrated ‘etal development is open tothe publi.” Policy 62.5.8 isto “require the provision of appropriate servicing and site access for actities in Centres". The proposed servicing and sie accesses are showin on the application plans and are necessary to enable an Integrated shopping centre of this size and configuration to be serviced appropriately and to make it atrecive for the drivers of service vehicles to use the on-site facities and not iegaly park on the road frontages. A ‘Shopping Cente “Servicing Management Pian’ is proposed to assist withthe appropriate management of te servicing of the Cente. A condtion to this effects proposed in section 4.2 ofthis AEE. Hazards Objective 6.2.8 is to “avoid or mitigate the adverse effects of natural and technological hazards on people, property and the envionment” and tere are a rumber of associated polices, Objective 62.9 isto “arevent or mitigate any adverse effects” rom hazardous substances. In these espects: = The project engineers (Beca Lid) have been engaged by the Applicant to ensure the Shopping Cente is esigned and specied as far a practicable to witstand natural hazard events = The proposal doesnot involve any hazardous substance instalation. Tangata Whenua jective 6.2.10 to Yaciltate and enable the exercise o tno rangatiratanga and kataktanga by Welington's langaia whenua and other Mao” and there are a numberof associated poicies. ‘The application ste is not idenied by he Distct Plan as being within an identified Maori Precinct, nor is it identified as being traversed by a Maori Track and is not identified as a Maod site point. Earthworks ‘The proposed earthworks are consistent with Earthworks Objective 29.2.1 and Policy 29.2.1.1 because the earthworks are necessary and desirable to form appropriate site eves, to provide for services, and to create the ‘oundation forthe integrated retail development ofthe site that is anticipated and provided for by the Centres rovsions ofthe Distict Pan ‘The Draft Earthworks Management Plan in Appendix 12 and the earthworks conditions of resource consent proposed in section 4.2 of hs AEE wil ensure that Policies 29,2.1.3, 29.2.1 4 and 292.1.11 are given effect ‘. repose son Spi Ce | seen ol Ec es Po ued by unr Ppuoter d] Saere' 20645 Conclusion ‘The proposal has a very high level of consistenoy with and wil promote the relevant objectives and policies of the Centres and Earthworks provisions ofthe Distict Plan, OTHER MATTERS ‘A relevant “other matter” is the Council has previously granted resource consent for a signifcanty larger ‘Shopping Cerise involving this ste locaton (SR 186264 granted in September 2009) and has granted a te ertension to 2023, ‘This consents fr: = AShopping Gente witha leasable floor space of 34,000m. = 1400 car patkng spaces. The proposal now invowes: = AShopping Gente with a leasable floor space of 26,000m. = 900 car parking spaces. ‘The proposal wil nave commensurataly reduced impacts in terms of retail elects on the Golden Mile and ‘ransportaon effects compared tothe much larger Shopping Cente consented to by the Council ‘Another relevant ‘other matter isthe high level of consistency the proposal has to non-sttutory planning and policy documents, particulary the Johnsonville Town Centre Plan (2006) tat forms part ofthe Couneis Urban Growth Plan for Wetington. ‘The proposed Shopping Cente development has a high level of consistency withthe Johnsonville Town Cente Pian mainly because: "= The proposed Shopping Cente has 2 good level of fit withthe Plan's “strategic policy context. Tis is principal because the Johnsonvile Town Cente is ented by the RPS as a Regional Cente, the Northern Growth Management Framework identifies growth and intensification of the Town Cente as necessary and desirable to better serv te growing population of the Norte Suburbs, and the Gounci's ‘Gentes Policy seeks to strengthen the Jonnsonvile Town Centre for shopping and employment = The proposed Shopping Cente wil atract more peopl tothe Johnson Town Centre and thus enhance the viability ofthe public tansport system and park and ride as sought by the Town Centre Pan The Couns Urban Character Assessment has found thatthe Jonsonvile Town Cente has be aby to absorb sigrfeat change. The ohnsonile Town Cente refrces ‘his by star that he capaci for Tedevlopmentistgh Te replacement of the existing substandard and underdeveloped Shopping Cente vwih'a new, well designed and mare intensive Shoping Cente wil enhance te desedreionaly Sinica la the Town Cente and te resuing urban character = The proposed Shopping Cente wil uid on relevant strengths and opportunites and adress relevant ‘weaknesses and threats identfid inthe Johnsonvile Town Centre Plan, '= The locaton and layout ofthe propose Shopping Centre is consistent with what is shown Framework lan 2 and improves upon Cerise Plan 3 by extending the proposed Shopping Cente to include the Moorefield Road frontage, Gothic Steet and Hawea Steet West to result in a more integrated and ‘comprehensive development outcome. "= The recommendations ofthe Johnsonvilte Town Gente Plan regarding the design of new buildings with frontage to Johnsonville, Broderick and Moorefield Road have been implemented by the Counc by the Invoucton of standards in the Distt Pian relating to primary and secondary frontages. The proposed Shopping Cente has been designed to comply with these standards and exceed these where this is desirable and appropiate. © The recommendation of the Johnsonvile Town Cente Plan regarding public access through the ‘Applicant's ste has been implemented by the Council trough the intoduction iato the Distict Plan of Policy 62.5.7. The proposed Shopping Centre has been designed to meet his Poy, seme Sepp Coe | sent oviont Ee 2 Shs Pega ls | See 21846 aq The conclusion is that the proposed Snapping Cente has a high level of consistency with the Council's non statutory plans and policies forthe Northern Suburbs and the Johnsonvile Town Cente PART 2 OF THE RMA ASSESSMENT Part 2 matters that support the granting of consent are as folows: ‘© The proposal does not compromise any ofthe mates of national importance listed in s6 ofthe AMA += Granting consent wil enable te Applicant exercise its kaiakitanga and stewardship over its site which axe s7(a) and s7(aa) matters that must be given paricular regard ta inthe assessment of his apptation. ‘= Granting consent will enhance amenity values and the quay ofthe envionment as sought by s7{c) and 7() by enabling the Applicant to demolish existing tied and outdated buigings and replace them with an integrated shopping centre tht has a high level of“ with the objectives and policies ofthe Centres provisions of the Dstt Plan, ‘© Granting consent will provide forthe efficient use and development ofthe site as sought by s7(b) and by ‘he objectives and polices ofthe Centres provisions ofthe Distct Pan ‘© Granting consent willbe consistent wth, and wil promote sustainable management (@ s6 mater) by enabling the Applicant to redevelop and use is stein a way. and at arate, that wl provide for their socal, economic and cultural wellbeing of persons carying out business in, ving around and visiting the Johnsonvile Town Cente. n particular, twill enhance the opportunites for businesses to locate within 2 ‘moder, well designed and sustainable Cente, thereby postvely contributing tothe facies and services ‘more conveniently avalabe to the population ofthe Northern Suburbs. "= Granting consent wil enable appropriate conditions to be imposed as identified in section 4.2 of this AEE so that the actual and potental adverse effects associated with the resticted matters are avoided, remedied or mitigated as sought by $5(2)c). ‘OVERALL RMA ASSESSMENT ‘There ae @ wide ange of postive effets associated with the proposal that cumulatively are significant. ‘Te proposal is consistent with and wil promote the objectives and policies of the Centes and Earthworks provisions ofthe District Plan. Tere is in facta very high level of “It” wit the Centres objectives and policies as established by the analysis n section 44 of his AEE ‘There are significant Part 2 RMA matters that support the granting of resource consent. Resource consent conditions are proposed to avoid, remedy or appropratly mfigate adverse effects. post msn Sopa Cone | seen Psy ton Paces Ut | Ste 208. ioe hs 2NOTIFICATION ASSESSMENT ‘The notification assessment under $96 ofthe RMAs as folows: ‘© The Applicant does nat equest public natticaton ofthe application. © Nou or national environmental standard requires pubic notification of te application ‘= The ettcts assessment in section 4 of this AEE supports the conclusion thatthe adverse effects wil not be “more than minor” and thus public notifications nt required. ‘© Pubic nottication ofthe application isnot therefore required under s95A(2). = There are no “special circumstances" pertaining tothe application that would justty he Council publicly nottying the application under s96A(4) and incuring the Appicant with the associated risks, costs, uncertainty and delay. ‘= The ues under which this application has been assessed ae provided with express non-notficaion and 1 writen approvals of persons required except for Rule 7.34 (Retail Effects), Rule 7.37 (in relation to Doulsng height) and Rule 74.3 (re Gothic Steet and Hawea Steet West), No persons are considered to be adversely affected by the proposed floor area for ctaling primarily because of ‘the folowing factors: 1) The expert assessment in Appendix 8 supports the conclusion that any adverse eects on persons ‘owning real property and/or operating retail shops along tre Golden Mile wit be les than minor. 2) The expert assessment in Appendix 9 supports the conclusion thatthe impacts ofthe proposal wil be able to be accommodated by the transport and roading network so that it wil main safe, convenient and cfcient 3) The expert assessment in Appendix 9 is thatthe proposal will have no adverse elects on the safety and cfcincy of State Highway 1 4) The expert assessment in Appendix 9 supports the conclusion thatthe proposal wil ot adversely affect the ablty of adjoining and acjacent property owners and businesses to access their properbes and businesses ina safe, convenient an ecient manner. No persons are considered tobe adversely affected by the proposed buiing height encroachments because: 1) The atonal bulding height sought is very minor in areas and vertical measurement as shown on the pian in Appendix 6. 2) The cations are set back from the ste frontages. Any adverse impact wil be negigibie in terms of wind, ‘shading, daykght, privacy and potential for dance on any adjoining or aojacet properties. 3) Any adverse etfects wil be offset by the extent to which the proposal is below the permited building heights with associated postive effects in terms of increased sunight and daylight into the surounding ‘tees, stes and buildings, In elation to the effects of building on and over Gothic Steet and Hawea Steot West: 41) The Applicants property isthe only fee simple and that has legal frontage to Gothic Steet and Hawea Steet West 2) The writen approval of Welington City Council as owner of Gothic Sweet and Hawea Steet West will be {forwarded for inclusion in Appendix 3. 3) Bus services willbe transferred to the proposed new ansport interchange on Mooreteld Road 4) No persons and/or their properties wil be adversely atfected by the bulding on and over Gothic Steet and Hawea Steet West. Tis is primary because of the reasonable separation dstance tt adjacent property and the narow width of Gothic Sweet and Hawea Steet West. = eee Sop Cone reed yan Pee renee ron Eas aThis AEE, and in particular the assessments in section 4, supports the conclusion that no persons will be adversely attected by the proposal such that the Council should require the Applicant to obtain thei weten approval ‘Te Council should therefore process and determine this application without public notfiaton or requiring the ‘Agpicant to obtain the written approval of any further persons jee Uno Seng ee | era Eran Eos 2 Peps by bn Paper | Serbo 26CONCLUSIONS ‘The following are the main conclusion of hi AEE report, '= The existing Shopping Cente and the wider Town Centre are not filing the reall and commercial needs ofthe growing Northern Suburbs, "= The existing Shopping Centre is now outdated and has a significant number of undesirable urban design, CCPTED and transportation aspects, ‘= The redevelopment of the Shopping Centre is needed and is highly desirable. ‘= The existing resource consent for the redevelopment of the Shopping Cente site provides for a signiicany larger Shopping Centre (garcual i relation to rtallorspace, car parking and building eight) than now proposed. ‘= The proposal has been designed in conjunction with key anchor tenants to ensure that it will be ‘commercially viable and therefore wil be buit. This is essental to achieving the enionmental outcomes sought by the Council = A collaborative approach to the design of the proposal has been adopted in order to optimise the ‘equiement fr: |. commercial viability which s essential for he sustainabilty ofthe proposed Shopping Cente |. the delvey of the outcomes sought bythe Welington City Council and Greater Welington Regional Council in elation to roading and pubic. wansport, including the delvery of an integrated transportation interchange, the opportunity for additonal park and side, and pedestian access through the proposed Shopping Gente to link Johnsonvile Road withthe Johnsonville Raiway Station; and 1H, Shopping Cente that is atvactve, cowenient, safe and functional so that more people ae atracted tw come tothe Johnsonvile Town Centre and generate the greater vibrancy sought by the Counc ‘= The proposal has 2 high level of consistency wit Disct Plan objectives and poicies and the Counci’s non-statutory plans and policies for the Nore Suburbs andthe Johnson Town Cente ‘© There area significant umber of Part2 RMA matters that suppor tre granting of resource consent. ‘= The assessment ofthe effects of the proposal in section 4 of this AEE demonstrates that there will be signicant positive eects particularly compared tothe existing environment. ‘© Conditions are proposed to avoid, remedy o appropriately miigate actual and potental adverse effects. ‘= The notifcaton assessment in section 5 of this AEE supports the conclusion that no futher written approvals in addon to those that have been obtained should be required. ‘Te Council should theretore exercise its discretion and grant resource consent on a non-ntiie basis, subject 1 the proposed condions. Mtrep. Pater Coop Resource Management Consultant URBAN PERSPECTIVES LTD 5 ” pores sane Sa Cem | ssa ol EscametlEes 0 eps by Ube Papas a | Savers 206APPENDICES 1. Locality Plan, Existing Site Plan and Cetficates of Tie 2. Applicant's Statement, Design Statement ané Applicaton Plans 3. Whiten Approval of Woe 4. Communication From Officers 5. Relevant District Pan Maps and Johnson Bulsing Height Plan 6. Compliance Assessment Table and Height Encroachment lan 7. Noise Compliance Report 8. Retail and other Economic Etfects Assessment 9. Transportation impact Assessment 10. OPTED Assessment 11, Urban Design Assessment 12, Draft Earthworks Management Plan 13, Draft Constucton Management Pan 14, Lighting Compliance Assessment 18. Copy of Resource Consent SR 169084 reposts Ship ee | essen Evora Rs 3 Pepe tar Peopeaes Us Sse 218APPENDIX 1 LOCALITY PLAN, EXISTING SITE PLAN AND CERTIFICATES OF TITLE2016-09-143:2200PM STRIDE JOHNSONVILLE SHOPPING CENTRE JOHNSONVILLE SHOPPING CENTRE JOHNSONVILE | WELLINGTON CITY EXISTING SITE PLAN OVERALLSTRIDE —_ JOHNSONVILLE SHOPPING | CENTRE JOHNSONVILLE SHOPPING CENTRE SOHNSONLE ‘WELLINGTON TY 2016-09-1432206 PM EXISTING SITE PLAN fermen | 7 se) A-RC3-0002 SnCOMPUTER FREEHOLD REGISTER UNDER LAND TRANSFER ACT 1952 rzens> Search Copy RegitrieGcneral ‘of cand Identifier 631934 Land Registration District Wellin; Date Issued 31 October 2013, Prior References 365020 611827 Estate ee Simple ‘Area 1.2381 hectares more or less Legal Description Part Lot 1 Deposited Plan 29655 and Section 2 Survey Office Plan 388660 Proprietors ‘Stride Property Limited as toa 1/2 share Equity ‘Trustees Limited as to a 1/2 share Interests 'B306941.9 CERTIFICATE PURSUANT TO SECTION 643 LOCAL GOVERNMENT ACT 1974 (AFFECTS CST WN43B/177 & WN46C/S62) -27.8.1993 AT 2.44 PM (affects Part Lot 1 DP 29655) ‘Appurtensnt to Part Lot I DP 29655 herein isa right of way created by Transfer BS52356.9 - 10.12.1996 at 3.49 pm “The easements created by Transfer BS52356.9 are subject to Section 243 (a) Resource Management Act 1991 ‘Subject to Section 345(2AY(a) and (b) Local Government Act 1974 10481919.20 Mortgage of Stride Property Limited as toa 1/2 share to ANZ Bank New Zealand Limited - 11.7.2016 22:23 pm 10430220.8 Mortgage of Equity Trustees Limited as toa 1/2 share to Westpac New Zealand Limited - 12.8.2016 at 4:50 pm "Fansacion Hd ‘Seah Copy Dated 270871610515 am, Page 172 Gent Reference 400-8594 & Project Bowmore Regier OnlyHdentifier 631934 zr oe ‘Search Copy Dated 250016 10:45am, Page 2of2 400.8594 & Project Bowmore Register OnlyCOMPUTER FREEHOLD REGISTER ae UNDER LAND TRANSFER ACT 1952 i ") Search Copy Identifier 393036 Land Registration District Wellington Date issued 20 November 2007 Prior References WN36B989 wrasse Batate Fee Simple ‘Area 4297 square metres more or less Legal Description Lot 4 Deposited Plan 66837 Proprietors ‘Stride Property Limited as toa 1/2 share Equity Trustees Limited as to a 1/2 share Interests Fencing Covenant in Transfer BO86524.2 -6.6.1990 Appurtenant hereto is a right of way created by Transfer B5523569 - 10.12.1996 at 3.49 pm ‘The easement created by Transfer B552356.9 is subject to Section 243 (a) Resource Management Act 1991 10481919.20 Mortgage of Stride Property Limited as to a 1/2 share to ANZ Bank New Zealand Limited - 11.7.2016 at 2:23 pm 10430220.8 Mortgage of Equity Trustees Limited as toa 1/2 share to Westpac New Zealand Limited - 12.8,2016 at 4:50 pm Transaction Ht “Search Copy Ded T5O87I6 TOS om Page Fe Client Reference 400-8394 & Project Bowmore Register Onlypr veuoorvon rong 1afaey9 p658-00% souniey wD LOTS 1-4 BENG SUBDIVISION OF LOTS 20, SUNENT. is at 27 HE, seyNWepT 9E0C6E Tao aa _ ETRY, Soy TERS, CANE, XT 1500 73-26 AND PART ITS 21,22 & 27 OP 242. fez 804 to sr91 9/w0'e pea dog yas fo meinCOMPUTER FREEHOLD REGISTER oo UNDER LAND TRANSFER ACT 1952 ¢ Gr zeus Search Copy Kw. nie dt btr Fond Identiier 393035 Land Registration District Wellington Date Issued 20 November 2007 Prior References wN«BATT WNA6CI562 Bate Fee Simple Area 210 square mewes more or less Legal Description Lot 1 Deposited Plan 71879 Proprietors Stride Property Limited as toa 1/2 share Equity Trastees Limited as toa 1/2 share Interests “The withia land has no frontage toa public road - see No, B306941.8 B30694].9 CERTIFICATE PURSUANT TO SECTION 643 LOCAL GOVERNMENT ACT 1974 CERTIFYING ‘THAT THE WITHIN LAND EXCEPT WITH PRIOR CONSENT OF THE WELLINGTON CITY COUNCIL SHALL. NOT BE TRANSFERRED OR LEASED EXCEPT IN CONJUNCTION WITH PART LOT I DP 29655 (BALANCE. CT 365020) -27.8.1993 AT 2.44 PM 10481919.20 Mortgage of Stride Property Limited as to a 1/2 share to ANZ Bank New Zealand Limited 11.7.2016 2:23 pm 10430220.8 Mortgage of Equity Trustees Limited as toa 1/2 share to Westpac New Zealand Limited - 12.8.2016 at 4:50 pm Transacion ft ‘Search Copy Dated 200816 10:45 am, Poge FeP2 Clint Reference 400.8594 & Project Bowmore Regier Only0 00804 sronmog t2fud 9 K6SB-0OF PIEP HHND py wop20eu, zf02 9804 "wo S01 1/srse Poa Keg YaIOS DIAGRAM. fl | qyoy TUNOSNHOE ise, gy THIANOSNHOL Lo ase td tg payed meme ent wir ie fei "aan oa eaten 20,8;91 ia ai, waLNETEN ss 1 1 AZo ew LOTS 1.2.3 BEING SUBDIVISION OF LOTT DPE] aa ae ce (OT OP. IS155 AND PFLOTG DP 242 6636 ‘Tao aT WNT OT sae TUBE CSR TO tm OMNES 799 s2gU=PL SEOE6E gan SSOCOMPUTER FREEHOLD REGISTER UNDER LAND TRANSFER ACT 1952 Search Copy Kvn negitttS tort oF toad Identitier WN4SD/696 Land Registration District Wellington Date Issued 10 December 1996 Prior References WINGsA/369 WNEA51 Estate Fee Simple Area 23630 square metres more o less [Legal Description Lot 4 Deposited Plan 79336 Proprietors Stride Property Limited as to a 1/2 share. Equity Trustees Limited esto a U2 share Interests ‘Subject to Part IV A Conservation Act 1987 ‘Subject to Section 11 Crown Minerals Act 1991 ‘Subject to electricity rights (in gross) over part marked F and I on DP 79336 in favour of Energydirect Corporation Limited created by Transfer B552356.10 - 10.12.1996 at3.49 pm. “The easements created by Transfer 8352336. 10 are subject to Section 243 (a) Resource Management Act 1991 Appurtenant hereto isa right of way and a party wall right specified in Easement Certificate B552356.12 - 10.12.1996 at 3.49 pm Subject to a party wall right over part marked C and sewage and water drainage rights over part marked G on DP "79336 specified in Easement Certificate B552356.12 - 10.12.1996 at 3.49 pm “The easements specified in Easement Certificate BS52356.12 are subject to Section 243 (a) Resource ‘Management Act 1991 10481919,20 Mortgage of Stride Property Limited as to a 1/2 share to ANZ Bank New Zealand Limited - 11.7.2016 38 2:23 pm 10430220.8 Mortgage of Equity Trustees Limited as toa 1/2 share to Westpac New Zealand Limited - 12.8.2016 at 4:50 pm MW "Fanaction ‘Search Copy Dated 2U0W7T6 103 am, Page Tof2 Client Reference 400-8594 & Projet Bowmore Regiter OnlyPy won20svms ownog ward ® reson 2a1fH HRD 2029904 wo ge0r t/ROIE B91 KD Ya fv snetng wa ‘Sesh pte hel BER Ta I UB DRT RENTON LOTS Ba 4 GHNG SUBDIVISION OF | WAIL i TELDRETO EE lon TSE GROUP ATE. LOTS 182, DRSSBED & LOT |, OR BEEOO pe eu L700... eantnacmioe |B suNUEPL 969/0SPNMCOMPUTER FREEHOLD REGISTER a UNDER LAND TRANSFER ACT 1952 § ') Crees Search Copy RopiminGaterl Fone Identifier ‘WN4S5D/695 Land Registration District Wellington Date Issued 10 December 196 Prioe References WNAAA/348 WwNasarse9 otate Fee Simple Area 8739 square metres mare o ess Legal Description Lot 3 Deposited Plan 79536 Proprietors Stride Property Limited as to a 1/2 share Equity Trustees Limited as to a 1/2 share Interests ‘Subject to Part LV A Conservation Act 1987 Subject to Section 11 Crown Minerals Act 1991 Subject toa right of way over parts marked A & B on DP 79336 created by Transfer B552356.9 - 10.12.1996 at 3.49 pm ‘The easements created by Transfer B552356 9 are subject ro Section 243 (a) Resource Management Act 1991 Suibject ro an electricity right (in gross) over part marked E on DP 79336 in favour of Energydirect Corporation Limited created by ‘Transfer B552356.10 - 10.12.1996 at 3.49 pm “The easements created by Transfer B352356,10 are subject to Section 243 (a) Resource Management Act 1991 ‘Subject toa right to drain sewage over part marked B on DP 79336 created by Transfer BSS2356.11 - 10.12.1996 at 3.49 pm ‘Subject to a right of way over parts marked A and B and to a party wall right over part marked C on DP 79336, specified in Easement Centficate B5S2356.12 - 10.12.1996 at 3.49 pm ‘Appurtenant hereto is a party wall right and sewage and water drainage rights specified ia Easement Certificate 'B552356.12- 10.12.1996 at 3.49 pm ‘The easements specified in Easement Certificate B952356.12 are subject to Section 243 (a) Resource Management Act 1991 19907948. 1 Lease in renewal of Lease B5S2356.13, Term 20 years commencing 17 January 2013 (right of renewal). ‘CT 681013 issued - 28.11.2014 at 4:45 pm 10481919.20 Mortgage of Stride Property Limited as toa 1/2 share to ANZ, Bank New Zealand Limited - 11.7.2016 2:23 pm 10430220.8 Mortgage of Equity Trustees Limited as to 01/2 share to Westpac New Zealand Limited - 12.8.2016 at 4:50 pm Transaciion ‘Search Copy Dated 29087161056 an, Page Vf Client Reference 400-8594 & Project Bowmore Register Onlypraqevceot, srowneg D2fag ® 4658-00 PuaNAfey OND I LOTS [£2 DASSBED & LOT 1, AR2C4OO £02 2804 wo 901 91BONE Paw KD yas 60 setoy S69/ASbNM TRA TT HELLO REY uma TSE GROUP LP.COMPUTER FREEHOLD REGISTER aN UNDER LAND TRANSFER ACT 1952 f - eu zens? Search Copy Sv ne Identifier WN979/80 Part-Cancelled Land Registration District Wellington Date Issued 13 October 1961 Prior References wnos286 WN617196 Estate Fee Simple Area 484 squate meres more or less Legal Description Lot 3 Deposited Plan 16955 and Lot 1 Deposited Plan 21101 Proprietors ‘Stride Property Limited as to a 1/2 share Equity Trustees Limited as ro a 1/2 share Interests ‘Subject toa right of way over part coloured yellow on DP 16955 created by Transfer 366360 (affects Lot’3 DP 16955) ‘Subject to Section 351D Municipal Corporations Act 1954 (see Plan 21101) ‘A009172 Compensation Certificate pursuant to Section 17 Public Works Amendment Act 1948 ~ 20.11.1973 at 2.58 pm ‘Subject to a gas reticulation right (in gross) over part in favour of the Wellington Gas Company created by “Transfer 333720.1 ~2.7.1979 at 9.55 am (949074.1 Gazette Notice acquiring a right of way over part ofthe within land for Post Office Purposes appurtenant t the part Lot | DP 242 (Gazerte Notice 864750) vesting inthe Crown on the 31st of March 1988 ~ 20.9.1988 at 1.36 pm 10481919.20 Mortgage of Stride Property Limited as toa 1/2 share to ANZ. Bank New Zealand Limited - 11.7.2016 at 2:23 pm 10430220.8 Mortgage of Equity Trustees Limited as to 21/2 share to Westpac New Zealand Limited - 12,8.2016 at 4:50 pm Transaction ‘Sorc Copy Doied 7508718 0-16 am, Page TOFS Cline Reference 400-8594 & Project Bowmore Regiter OnlyTaentifier sacar 1 Subdivision of Let 2 D.R16985 Being Pt-Seell Porirua Dist. sere tela nat Transaction td Client Reference 4008594 & Project Bowmore ‘Sear Copy Daied 90871610516 an, Page Bf Regiter Only suaroun melas» pesa-00r PENA! MON 0 sey pr vonz0rv0u. fog 2804 ww opt ouaerst roma Keg yams Plan of Subda. of Lots 4,5,6,7e Pt.9 D.P.6207, Being Pact Section 11 Porirua District. covnisceeenl 08/6L6NMCOMPUTER FREEHOLD REGISTER (eR UNDER LAND TRANSFER ACT 1952 (HG Cece Search Copy Kav ie negiytid Sorat toad Identiter WN12C/1083 Land Registration District Wellington Date Issued 20 February 1974 Prior References WwN29/299 Estate Fee Simple Area 446 square metres more or less Legal Description Lot 2 Deposited Plan 12862 Proprietors Stride Property Limited as to a 1/2 share Equity Trustees Limited as to a 1/2 share Interests 10481919,20 Mortgage of Stride Property Limited as toa 1/2 share to ANZ Bank New Zealand Limited - 11.7.2016 a 2:23 pm 10430220.8 Mortgage of Equity Trustees Limited as toa 1/2 share to Westpac New Zealand Limited - 12.8.2016 at 4:50 pm “ranaation ‘Sareh Copy Dated 270076 10 am, Page Vf? Client Reference 400-8504 & Project Bowmore Regier Onlyaiowmeg Welord B rEseOOr PDUEIfy HOD 0 02 079804 wo 9:01 ROSE P2C Keg YEHES w nerusag En Speman baie reece ORLA no £801/OZINM sBNWOPLCOMPUTER FREEHOLD REGISTER s UNDER LAND TRANSFER ACT 1952 ig res Search Copy hw. wie near Iaentitier WNI8A/935, Land Registration District Wellington Date Issued 26 Seprenber 197 Prior References WNS75/238, Estate Fee Simple Area 404 square metres more or less Legal Description Lot 2 Deposited Plan 15155 Proprietors Stride Property Limited as to 0 1/2 share Equity Trustees Limited as to a 1/2 share Interests ‘Appuutenant hereto isa right of way created by Transfer B306941.12 - 27.8.1993 at 2.44 pm ‘The easements created by Transfer B306941.12 ate subject to Section 309 (1) (a) Local Government Act 1974 10481919.20 Mortgage of Stride Property Limited as o a 1/2 share to ANZ Bank New Zealand Limited - 11.7.2016 82:23 pm 10430220.8 Mortgage of Equity Trustees Limited as toa 1/2 share to Westpac New Zealand Limited - 12.8.2016 at 4:50pm “Trancacion ‘Search Copy Dated 708716 1050 am, Page Top? Client Reference 400-8594 & Projet Bowmore Regier Onlyaucun oloug HES00r 22100 HEN Sno sy Prvouooruo, 09904 wo peor Suma poo Kea yomes Puan of sua oF LOT'S ap 242 GEING PART SEC'11 PORIRUA REG" OS™ Son tony Hn: oie TBM sik h ‘Sheet WpMABWecker Dor De St6/V8INM “sayHWEPLCOMPUTER FREEHOLD REGISTER (pom UNDER LAND TRANSFER ACT 1952, g 9 Search Copy RegitinseGreral End dentitier WN43B/178 Land Registration District Wellington Date Issued 27 August 1993 Prior References wniasr2i8 WNsT0/I64 ww7Dse Estate Fee Simple area 631 square meres more or less Legal Deseription Lot 2 Deposited Plan 71879 Proprietors ‘Stride Property Limited as to a 1/2 share Equity Trustees Limited as to a 1/2 share Interests ‘Subject to aright of way over part marked A on DP 71879 with an upper height limit of 140,93 metres above the New City Datum created by Transfer B306941.12 - 27.8.1993 at 2.44 pm ‘The easements created by Transfer B306941.12 are subject to Section 309 (1) (a) Local Goveroment Act 1974 10481919.20 Mortgage of Stride Property Limited as to a 1/2 share to ANZ Bank New Zealand Limited - 11.7.2016 382:23 pm 10430220.8 Mortgage of Equity Trustees Limited as to a 1/2 share to Westpac New Zealand Limited - 12.8,2016 at 4:50pm. Transaction To ‘Search Copy Dated 578/16 10:16 an, Page Tf Clint Reference 400-8594 & Project Bowsore Register Onlyarowog12fou4® r66e-00R PRIA HID wo somitey piven 2023804 wo grO1 9UROSE mE Sdey EHS CWE AGQSE0L DIAGRAM A co Gennot oe THUAN “ SLI/EEPNAA ao er wetnuara.. LOTS 1.23 BEING SUBDIVISION OF LOTT DP Ste? a & Hav LAEN.... LOT 3 DIP.I5|S5 AND PILOT DP 242, us 6 AZT ca rH 663 Ta BURT HREOC Sons FREI, ADE 2H TO so 1 50 dae HEE agar saoCOMPUTER FREEHOLD REGISTER pate UNDER LAND TRANSFER ACT 1952 gE ozo? Search Copy Su. nie neat the Fond Identifier WN139/82 Land Registration District Wellington Date Issued 24 December 1904 Prior References WNI/7B Estate Fee Simple Area 627 square memes more or less Legal Description Part Lot 6 Deposited Plan 242 Proprietors Stride Property Limited as to a 1/2 share Equity Trustees Limited as to a 1/2 share Interests 10481919,20 Mortgage of Stride Property Limited as to a 1/2 share to ANZ Bank New Zealand Limited - 1.7.2016 at 2:23 pm 10430220.8 Mortgage of Equity Trustees Limited as toa 1/2 share to Westpac New Zealand Limited - 12.8,2016 at 4:50 pm Fronsaction ‘Sears Copy Dated 25087161056 om, Page 1oF2 Clint Reference 400-8594 & Projet Bowmore Register Onlywownog wafoid _tmage Quality due to .Condition .. ‘of Original saynu9py ‘T8/6EINMCOMPUTER UNIT TITLE REGISTER ne UNDER LAND TRANSFER ACT 1952 fi ") Green? Search Copy Gon agi sits raentier WNSOD/455 Land Registration Distriet Wellington Date Issued 01 April 1997 References Supplementary Record Sheet WNeeB.259 WNSODI4SS state ‘Suotun io Freshold Legal Description Unit A and Accessory Unie 4-5 Deported Plan $3608, Proprietors Stride Property Limited as to a 1/2 share Equity Trustees Limited as to a 1/2 share ‘The above estates are subject to the reservations, restrictions, encumbrances, liens and interests noted below and on the relevant unit plan and supplementary record sheet 'B578760.1 Consent Notice pursuant to Section 221 Resource Management Act 1991 - 14.1997 at 2.06 pm 10481919.20 Mortgage of Stride Property Limited as to a 1/2 share to ANZ Bank New Zealand Limited - 11.7.2016 32:23 pm 10430220.8 Mortgage of Equity Trustees Limited as toa 1/2 share to Westpac New Zealand Limited - 12.8.2016 at 4:50 pm Transaction Hd ‘Search Copy Dad 1500716 TOE am, Page Fo/3 (Clint Reference 400.8594 & Projee! Bowmore Register Onlypr weno, aroumeg neta rese-oor safe MOH on et STRNGSNHOT aad caved | UNITS ON LOT | DP8I705 EE ies £02 2804 ww grok users pod Kon ya02s bug suntny saywep] SSp/COSNMWNS0D/455, SUPPLEMENTARY RECORD SHEET UNDER UNIT TITLES ACT 1972 Search Copy i WNSOD/458 Land Registration District Wellington Date Issued 01 April 1997 Plan Number DP #3668 Subdivision of Lot! Deposited Plan 81705 Prioe References WNA8B/259 Unit Titles Issued WNSOD/455 WNS0D M456 wnsoD/s7 Tnterests OWNERSHIP OF COMMON PROPERTY Pursuant o Section 47 Unit Titles Act 2010 - (@) the body corporate owns the common property and (b) the owners of all the units are beneficially entitled to the common property as tenants in common in shares proportional to the ownership interest (or proposed ownership interest) in respect of their respective units. “The above memorial has been added to Supplementary Record Sheets issued under the Unit Titles Act 1972 to give effect to ‘Section 47 ofthe Unit Titles Act 2010, 1958576 Consent of The Wellington City Council to the construction of a cellar on the within land - 8.2.1973 at 2.07 pm ‘Appurtenant hereto isa right of way created by ‘Transfer 856760.4 (affects part Formerly in CT WN30CI860) “The easements created by Transfer 856760.4 are subject to Section 309 (1) (a) Local Government Act 1974 Subject toa right (in gross) to water and sewage drainage over part marked N and O and rights to water drainage marked P, Qand K on DP 81705 in favour of The Wellington City Council created by Travsfer BS38985.5 “The easements created by Transfer BS38985.5 are subject to Section 243 (a) Resource Management Act 1991 ‘Subject toa right of way marked K and a right ro water and sewage drainage over part marked O and a right to eaves ‘encroachment over part marked U oa DP 8170S as specified in Easement Certificate BS38985.6 - 13.9.1996 at 3.29 pm ‘Appasrtenant hereto are rights of way specified in Easement Certificate B538985.6 - 13.9.1996 at 3.29 pm ‘The easements specified in Easement Certificate B538985.6 are subject (0 Section 243 (a) Resource Management Act 1991 1B594675.1 Change of nutes ~30.4.1997 at 3.15 pm B672875.1 Change of rules -26.6.1998 at 3.40 pm 13674959°2 Transfer partially surrendering the right of way specified in Easement Certificate BS38985.6 -9.7.1998 at 1.06 pm Transaction ‘Search Copy Dated 758716 105 am, Page 33 lien Reference 400.8594 & Proee Bowmore Regier OnlyCOMPUTER UNIT TITLE REGISTER oe UNDER LAND TRANSFER ACT 1952 ig ) e Search Copy Kw. os Regisie-Osterat ‘of nd Identifier WN50D/456 Land Registration Distriet Wellington Date Issued 01 apzit 1997 Prior References Supplementary Record Sheet WNdsB259 WINSODI458 state Swatum in Freehold Legal Description Unit B and Accessory Unit | Deposited Plan 83668, Proprietors Stride Property Limited as to a 1/2 share Equity Trustees Limited as to a 1/2 share ‘The above estates are subject to the reservations, restrictions, encumbrances, liens and interests noted below and on the relevant unit plan and supplementary record sheet 1B578760.1 Consent Notice purstant to Section 221 Resource Management Act 1991 - 1.4.1997 at 2.06 pm. 10481919.20 Mortgage of Stride Property Limited as toa 1/2 share to ANZ Bank New Zealand Limited - 11.7.2016 at 2:23 pm 10430220.8 Mortgage of Equity Trustees Limited as toa 1/2 share to Westpac New Zealand Limited -12.8.2016 at 4:50 pm '9 Tronsocton ‘Seare Copy Dated P5087 1036 on, Page Ff 3 (Clint Reference 400-8594 & Projet Bowmore egiter Onlyarom izlang 9 H6se-00r SmDRA NRND 8 prwoy2osveys § 2 S ; A i 8 97. 60601 am. KLAN MS HDA UNITS ON LOT | DP6I705 s g g = a &Identifier WNS0D/456 SUPPLEMENTARY RECORD SHEET UNDER UNIT TITLES ACT 1972 Search Copy Identifier WNS50D/458 Land Registration District Wellington Date Issued 1 Apeil 1997 Plan Number DP 83668 Subdivision of Lot | Deposited Plan 81705 Prior References ‘WN48B/259 Unit Titles Issued WNSOD/455 wIsoD/as6 ‘WNSOD/457 Interests OWNERSHIP OF COMMON PROPERTY Pursuant to Section 47 Unit Titles Act 2010 - (a) the body corporate owns the common property and (b) the owners of all the units are beneficially entitled to the common property as tenants in common in shares proportional to the owstership interest (or proposed ownership interest) in respect of their respective units. ‘The above memorial has been added to Supplementary Record Sheets issued under the Unit Titles Act 1972 to give effect to Section 47 of the Unit Titles Act 2010. 1958576 Conseat of The Wellington City Council tothe construction of a cellar on the within land - 8.2.1973 at 2.07 pm ‘Appurtenant hereto isa right of way created by Transfer 856760.4 (affects part formerly in CT WN3OC/860) ‘The easements created by Transfer 856760.4 are subject to Section 3089 (1) (a) Local Government Act 1974 Subject toa right (in gross) to water and sewage drainage over part marked N and O and rights to water drainage marked P, {Qand K on DP 81705 in favour of The Wellington City Council created by Transfer B538985.5 “The easements created by Transfer B538985.5 are subject to Section 243 (a) Resource Management Act 1991 ‘Subject to aright of way marked K and aright to water and sewage drainage over part marked O and aright to eaves encroachment over part marked U on DP 8170S as specified in Easement Cerificate B538985.6 - 13.9.1996 at 3.29 pm ‘Appartenant hereto are rights of way specified in Easement Certificate BS38985.6 - 13.9.1996 at 3.29 pm ‘The easements specified in Easement Certificate BS38985.6 are subject to Section 243 (a) Resource Management Act 1991 1B594675.1 Change of rules -30.4.1997 at 3.15 pm 1B672875.1 Change of rules -26.6.1998 at 3.40 pm. : 13674959.2 Transfer partially surrendering the right of way specified in Easement Certificate BS38985.6 -9.7.1998 at 1.06 pm Transaction if ‘Sarh Copy Dated PORTIS 103 am, Page 3oF3 Clint Reference 400-8594 & Project Bowmore Register OnlyCOMPUTER UNIT TITLE REGISTER BEER UNDER LAND TRANSFER ACT 1952 gi ‘) ese Search Copy Kw. nin nodes ofan Identifier WNS0D/457 Land Registration District Wellington Date Issued 01 April 197 Prioe References Supplementary Record Sheet, WNAeB259 WNSODM458 Estate ‘irra in Freahora Legal Description Unit C and Accessory Unit 2-3 Deposited Plan 83668 ‘The above estates are subject to the reservations, restrictions, encumbrances, liens and interests noted below and on the relevant unit plan and supplementary record sheet 'BS78760.1 Consent Notice pursuant to Section 221 Resource Management Act 1991 - 1.4.1997 at 2.06 pm. 10481919.20 Mortgage of Stride Property Limited as toa 1/2 share to ANZ Bank New Zealand Limited - 11.7.2016 32:23 pm 10430220.8 Mortgage of Equity Trustees Limited as to a 1/2 share to Westpac New Zealand Limited - 12.8.2016 at 4:50pm Transaction tt ‘Search Copy Dated PHO871G TOG am, Page 1 ofS Client Reference 400-8594 & Projet Bowmore Regiter Onlyprion aromaog Deford» réseoor sown HN £12 29804 wo got guss0te pam Keg Ya109§ 6910 01804 -stiKNGSNHOF Al Bare fe PRET ETRE RT el he kk eee Corel sur wx a, ns 6 Ti wan, TET a SeyNUOPL LSviGOSNM‘Identifier WNS50D/457 SUPPLEMENTARY RECORD SHEET UNDER UNIT TITLES ACT 1972 Search Copy Identifier WNSOD/458 Land Registration District Wellington Date Issued 01 April 1997 Plan Namber DP 83668 Subdivision of [Lot 1 Deposited Plan $1705 Prior References WNABB/259 Unit Tikes Issued wNS0D/455 woNsoD/456 wN50D/457 Interests OWNERSHIP OF COMMON PROPERTY Pursuant to Section 47 Unit Titles Act 2010 - (a) the body corporate owns the common property and (b) the owners ofall the units are beneficially entitled to the common property as tenants in common in shares propostional to the ownership interest (or proposed ownership interest) in respect oftheir respective units. ‘The above memorial has been added to Supplementary Record Sheets issued under the Unit Titles Act 1972 to give effect to Section 47 ofthe Unit Titles Act 2010. 1958576 Conseat of The Wellington City Council to the construction of a cellar on the within land - 82.1973 at 2.07 pm ‘Appurrtenant hereto is a right of way created by Transfer 856760.4 (affects part formerly in CT WN30C/860) ‘The easements created by Transfer 856760.4 are subject to Section 309 (1) (a) Local Government Act 1974 ‘Subject to a right (in gross) to water and sewage drainage over part marked N and O and rights to weter drainage marked P, (Qand K on DP 81705 in favour of The Wellington City Council created by Transfer BS38985.5 ‘The easements created by Transfer BS38985.5 are subject to Section 243 (2) Resource Management Act 1991 Subject to aright of way marked K and a right to water and sewage drainage over part marked O and a right to eaves ‘encroachment over part marked U on DP $1705 as specified in Easement Certificate B538985.6 - 13.9.1996 at 3.29 pm Appurtenant herero ae rights of way specified in Easement Certificate BS38985.6 - 13.9.1996 at3.29 pm ‘The easements specified in Easement Cerificate B538985.6 are subject to Section 243 (a) Resource Maoagement Act 1991 18594675. Change of rules - 30.4.1997 at3.15 pm 'B672875.1 Change of rules -26.6.1998 at 3.40 pm 1B674959.2 ‘Transfer partially surrendering the right of way specified in Easement Certificate B538985.6 -9:7.1998 at 1.06 pm Transact fd ‘Search Copy Deed 2508716 10:16am, Page 3oF3 (Client Reference 400.8594 & Project Bowmore Register OnlyCOMPUTER FREEHOLD REGISTER (eo UNDER LAND TRANSFER ACT 1952 g ? Gara Search Copy Lov. nie editor Identifier WN30C/859 Land Registration District Wellington Date Issued 12hune 1987 Prior References WN12B/230 WIN28B/556 Estate Fee Simple Area 382 square metes more or less Legal Description Lot 1 Deposited Plan 60601 Proprietors Stride Property Limited as toa 1/2 share [Equity Trustees Limited as to a 1/2 share Interests 958576 Consest of the Wellington City Council tothe construction ofa cellar on the within land (affects part formerly in CT WNI2B/230) Appurtenant hereto is a right of way created by Transfer 856760.4 - 12.6.1987 at 2.25 pm_ ‘Subject roa right of way over part marked A on DP 60601 created by Transfer 856760.4 - 12.6.1987 at 2.25 pm ‘The easements created by Transfer 856760.4 are subject to Section 309 (1) (a) Local Government Act 1974 10481919.20 Mortgage of Stride Property Limited as to a 1/2 share to ANZ Bank New Zealand Limited -11.7.2016 at 2:23 pm 10430220.8 Mortgage of Equity Trustees Limited as toa 1/2 share to Westpac New Zealand Limited - 12.8,2016 at 4:50pm “ronsoction i ‘Search Copy Dated 2909716 10-16 am, Page T of? Client Reference 400-8594 & Projet Bowmore Register Onlymeme, arowsiog Defy r6se-00% | eDuNA NO ses Ming: pea | ISONVILLE JouN ah BRODER IC SKA ROAD funn punt —wsieron———| LOTS 1-3 BEING SUBDIVISION vee WEA D1 seek BMT. OF LOT 2 DP S5141 4 LOT | DREREAG. [wns 2 seth Bi a i 210 2% wo got suboye ww KoD ys 0 22804 seyNUOPT 6S8/D0ENMCOMPUTER FREEHOLD REGISTER UNDER LAND TRANSFER ACT 1952 Search Copy Lov nic noi rt arts entifer WN48B/260 Land Registration Distr. Wellington Date Issued 13 September 1996 Prior References wNizBr229 w300/860 ‘Estate Fee Simpl Area 1215 aquare memes more or less Legal Description Part Lot2 Deposited Pian 81705 and Under a reduced level of 140.9 Proprietors Stride Property Limited as to a 1/2 share Exquity ‘Trustees Limited as to a 1/2 share Estate Fee Simple Area 1072 square metres more or less Legal Description Part Lot 2 Deposited Plan 81705 and Over a reduced level of 140.9 Proprietors Stride Property Limited as to a 1/2 share Equity Trustees Limited as to a 1/2 share Interests 1958576 Consent of The Wellington City Council to the construction of a cellar on the within land - 8.2.1973 at 2.07 pm ‘Appurtenanc hereto isa right of way created by Transfer 856760.4 (affects part herein formerly in CT WN30C/860) ‘Subject toa right of way aver part marked M on DP $1708 created by Transfer 856760.4 ‘The easements created by Transfer 8567604 are subject to Section 309 (1) (a) Local Goverament Act 1974 ‘Subject to water drainage tights (in gross) over parts marked B and H on DP 81705 with an upper limit of RL. 140.9 in favour of The Wellington City Council created by Transfer BS38985.5 - [3.9.1996 at 3.29 pm. ‘The easements created by Transfer BS38985.5 are subject to Section 243 (a) Resource Management Act 1991 ‘Subject to aright of way over part marked G, D, and a ight of way marked H and I (to an upper height limit of RL. 140.9) and right to water drainage over part marked C (to an upper height limit of RL 136.5) and D, and right to ‘g2s over part marked G, and right to gas over part marked H and I (co an upper height limit of RL 140.9) and a right to electricity over part marked B, C, (co an upper height limit of RL 140.9) and G, R and $ on DP 81705 specified in Easement Certificate BS38985.6 - 13.9.1996 at 3.29 pm Appurtenant hereto are sights of way and ri 1B538985.6- 13.9.1996 at 3.29 pm Some of the easements specified in Easement Certificate BS38985.6 ate subject to Section 243 (a) Resoure® F & FG Management Act 1991 'B674959.2 Transfer surrendering the right of way easement as specified in Easement Certificate B538985.6 over Lot | DP 81705 appurtenant hereto -9.7.1998 at 1.06 pm 10481919.20 Morsgage of Stride Property Limited as to a 1/2 share to ANZ Bank New Zealand Limited ~ 11.7.2016 “anaaction 12 ‘Sar Copy Dated 2VOWG 10 am, Page Ff 3 Cline Reference 100.8504 & Project Bowmore Regier Only is to eaves encroachment specified in Easement CertificateIdentifier WN48B/260 22:23 pm 10430220.8 Mortgage of Equity Trustees Limited as ro a 1/2 share to Westpac New Zealand Limited - 12.8.2016 at 4:50 pm “Fans i ‘Search Copy Daied 7908716 10316 om, Page Def 3 lien Reference 400.8394 & Project Bowmore Register OnlyWN48B/260 Tdentifier WWW ~ a3 iN SUBDIVISION OF (OTs 2-4 DP.9525, _] Teron me MELNGTON ETT ee oe Register Only ‘Sarch Cony Dated 250876 106 am, Page 303 400.8504 & Project Bowmore Transcion Client ReferenceCOMPUTER FREEHOLD REGISTER UNDER LAND TRANSFER ACT 1952 Search Copy nos Ear aeniier WN48B/261 Lond Registration District Wellington Date Issued 13 September 1996 Prior References wnizer29 WNais/ist wraes/is9 wncw223 wnc4a24 Bota Fee Sime area 2055 square metres moe oles : Legal Description Part Lot 3 Deposited Plan 81705 and Under a reduced level of 140.9 Proprietors. Stride Property Limited as to a 1/2 share Equity Trustees Limited as to a 1/2 share Estate Fee Simple Area 2198 square metzes more or less Legal Description Part Lot 3 Deposited Plan 81705 and Over reduced level of 140.9 Proprietors Stride Property Limited as to a 1/2 share Exquity Trustees Limited as toa 1/2 share Interests 958576 Consent of The Wellington City Council tothe construction ofa cellar on the within land - 8.2.1973 at 2.07 pm Suibject to water drainage rights (in gross) over part marked A ov DP 81705 with ao upper height limit of RL 138.0 in favour of The Wellington City Council ereated by Transfer B538985.5 - 13.9.1996 at 3.29 pm. ‘The easements created by Transfer B538985.5 are subject to Section 243 (a) Resource Management Act 1991 ‘Appurtenans hereto are rights of way and rights to water and sewage drainage, water drainage, gas and electricity specified in Easement Certificate BS38985,6 - 13.9.1996 at 3.29 pm ‘Subject to a right of way over part marked E and F on DP 81705 specified in Easement Certificate BS38985.6 - 139.1996 at 3.29 pm ‘The easements specified in Easement Certificate BS38985.6 are subject to Section 243 (2) Resource Management ‘Act 1991 1048 1919.20 Mortgage of Stride Property Limited as to a 1/2 share to ANZ Bank New Zealand Limited - 1.7.2016 22:23 pm 10430220.8 Mortgage of Equity Trustees Limited as to a 1/2 share to Westpac New Zealand Limited - 12.8.2016 at 4:50 pm. Transacion “Search Copy Died 2570016 10:46am, Page Taf lien Reference 400.8594 & Project Bowmore Regiter OnlyWN48B/261 Sparigue room ONKOL ee avon STAN Mi ier7 0 16 27 wom we BEING SUBDIVION Nase We 1060). = i = ONES Taner td ‘Siar Copy Dated 5508716 1036 am, Page Bf? Regiter Only Client Reference 400.8504 & Project BowmoreCOMPUTER FREEHOLD REGISTER (fom is oN UNDER LAND TRANSFER ACT 1952 g 9 SS Search Copy Zoe Identifier WN36A/152 Land Registration District Wellington Date Issued 28 Noveniber 1989 Prior References WN608/270 Estate Fee Simple Area 2995 square metres more or less Legal Description Lot | Deposited Plan 66837 Proprietors ‘Stide Property Limited as to a 1/2 share Equity Trustees Limited as to a 1/2 share Interests ‘Appurtenant hereto isa right wo drain sewage specified in Zasement Certificate B259165.1 - 15.10.1992 at 12.07 pm 8485454,1 CERTIFICATE PURSUANT TO SECTION 77 BUILDING ACT 2004 THAT THIS COMPUTER REGISTER 1S SUBJECT TO THE CONDITION IMPOSED UNDER SECTION 75(2) (ALSO AFFECTS WN36A/153 ) - 6.5.2010 at 9:05 am 10481919.20 Mortgage of Stride Property Limited as to a 1/2 share to ANZ. Bank New Zealand Limited -11.7.2016 32:23 pm 10430220.8 Mortgage of Equity Trustees Limited as toa 1/2 share to Westpac New Zealand Limited -12.8.2016 at 4:50 pm 6 Transaction Ht “Search Copy Dated 2508716 10:46 am, Page FoF? Client Reference 400-8394 & Prec Bowmore Register Onlyprwmyzosuo, sroumeg Dotan 9 r6se-00r Prar9Py MOND 24022804 "mo 9KOF 1a >I Keg NaHS fy soedon Reerresiese Loe ae evs widighnSco ioe = Tate T_T ONY OTS 1-4 BEING SUBDIVISION OF L019 20, i ae cE reas [soy TERR, AU c st RE wemouee HA | 2726 AND PART LOTD 21,224 27 OP 242 Yj so m cor aeeen wR = taynuopl TST/V9ENMCOMPUTER FREEHOLD REGISTER UNDER LAND TRANSFER ACT 1952 Search Copy Regisaanerat ofan Identifier WN36A/153, Land Registration District Wellington Date Issued 28 Noveriber 1989, Prior References WN608/270 Estate Fee Simple ‘Area 1064 square memes more or less Legal Description Lot 2 Deposited Plan 66837 Proprietors Stride Property Limited as to a 1/2 share Equity Trustees Limited as to a 1/2 share Interests ‘Subject toa right ro drain sewage over part marked A on DP 66837 specified in Easement Certificate B25916S.1- 15.10.1992 at 12.07 pm 8485454. CERTIFICATE PURSUANT 10 SECTION 77 BUILDING ACT 2004 THAT THIS COMPUTER REGISTER IS SUBJECT TO THE CONDITION IMPOSED UNDER SECTION 75(2) (ALSO AFFECTS WN36A/152) -6.5.2010 at 9:05 am 10481919.20 Mortgage of Stride Property Limited as to a 1/2 share to ANZ Bank New Zealand Limited - 11.7.2016 2:23 pm 10430220.8 Mortgage of Equity Trustees Limited as to a 1/2 share to Westpac New Zealand Limited - 12.8.2016 at 4:50pm “rasan ‘Search Copy Dated 75108716 10346 am, Page To Client Reference 400-8504 & Project Bowmore Regier OnlyTaare aT LOTS 1-4 BEING SUBDIVISION OF LOTS 20, a 23-26 AND PART LOTS 21,22 & 27 DP 242, saynuopL EST/V9ENM zo 2804 wo grt ousasse ptoa Kon yates 0 21809 25952COMPUTER FREEHOLD REGISTER UNDER LAND TRANSFER ACT 1952 Search Copy Identifier WN36A/154 Land Registration District Wellington Date Issued 28 November 1989 Prior References wne08/270 ‘Se kw. mie Regisige General Fee Simple 1099 square metres more or less iption Lot3 Deposited Plan 66837 Proprietors ‘Stride Property Limited as to a 1/2 share Equity Trustees Limited as to a V/2 share Interests 10481919.20 Mortgage of Stride Property Limited as toa 1/2 share to ANZ Bank New Zealand Limited - 11.7.2016 at 2:23 pm 10430220.8 Mortgage of Equity Trustees Limited as to a 1/2 share to Westpac New Zealand Limited - 12.8.2016 at 4:50 pm Transaction i ‘Search Copy Dated B5OW7I6 1016 am, Page of Client Reference 00.8594 & Project Bownere Register OulyseypuepL PST/V9ENM i : g : i i 5 f : g i Die Sari... VOUNGTON,.... ‘TRTORAL aaTeORATY EMINENT CITY” | g (OTS 1-4 BEING SUBDIVISION OF LOTS 20. Saver 1X. & Os... BELMONT. | 7 eyed ty TUEBRIDGE, CAUMENDER, GO. Q 19 few 2i ww re, Sh | 29°26 AND PART LOS 21.226 27 DP 242 EO" a sat) 7 =a loners eee earn eernwer a? ed : ae e e Zz op iuAPPENDIX 2 APPLICANT'S STATEMENT, DESIGN STATEMENT AND APPLICATION PLANSSTRIDE. JOHNSONVILLE SHOPPING CENTRE PROPOSED REDEVELOPMENT Introduction Johnsonville Shopping Centre (JSC) is owned in a joint venture by Stride Property Limited (Stride) and Equity Trustees Limited as trustee for Diversified NZ Property Trust (ONZPT) and managed by Stride Investment Management Limited (SIML). SIML manages all properties owned by Stride, DNZPT and Investore, a large format retail property investment fund. SIML has over $2.0 billion of property under management including the following shopping centres in New Zealand totalling $752m of value: + Johnsonville Shopping Centre, Wellington ‘Queensgate Shopping Centre, Wellington Remarkables Park, Queenstown North West Shopping Centre, Auckland Chartwell Shopping Centre, Hamilton Johnsonville Location JSC is strategically located in the northern suburbs of Wellington, which includes a mix of established and developing suburbs, and is well placed to serve the growing Wellington urban area, Johnsonville is one of Wellington's oldest suburbs and has been an established retail and commercial hub since the 1960's. Johnsonville town centte is currently over 55,000m2 of retail, restaurants, cafes, services and offices and is well serviced by motorway, road, rail and bus. SC originally opened in 1969 and was Wellington's first shopping mall. It was refurbished in the early 1990's but has had litle further re-investment in the buildings. There are approximately 90 occupant agreements across the site and given that the property has been in a holding pattern pending redevelopment for many years, virtually all these agreements either expire prior to or during the anticipated project period or alternatively have redevelopment provisions which enable the redevelopment to occur. In the early 2000's Stride’s predecessor DNZ acquired adjoining properties and aggregated the current JSC land holdings. In 2008/2009 DNZ, applied for and obtained resource consent to redevelop the Johnsonville Shopping Centre. Since that time, the retail market has changed and new retailers have entered the New Zealand market and customers wants and expectations have changed. As a result Stride’s brief for the redevelopment of Johnsonville has evolved to reduce the scale of the redevelopment and update the mix of the retail offer to be more contemporary and international. Design brief The overall brief for the redevelopment given to the Johnsonville design team in 2014/2015 was to review the master plan design to deliver the following criteria: + Acentre of approximately 120 stores with 100 enclosed mall based specialty stores as the engine room| ‘+ Anoffer that is contemporary, fashionable and stylish + Ahigh quality boutique dining offer with appropriate weather protection. + Retention of the existing shopping link to Johnsonville and provision for another link at the south-east comer. + An upgrade of the Johnsonville Road frontage with improved facades and uses however maintaining the authentic finer grain nature of a traditional Main Street + A.contemporary retail environment that is family oriented with playground, parents rooms... ete. See a aE Se * Provision for a new Countdown supermarket, a cluster of mini-major tenants providing for ‘new international brands new to New Zealand and possibly boutique cinemas. Stride Investment Management Limited PO Box 6320 P +649912 2690 Stride investment Management Limited Level 12,34 Shortland Street, Wellesley Street, F +849.912 2693, is licensed under the REAA 2008 Auckland 1010 Auckland 1141, W strideproperty.co.nz New ZealandClearly defined design and retail precincts to reflect and enhance the retail offer. Strong public transport connections recognising the importance of the rail station and bus services currently located adjacent to and on site. * Provision for the appropriate number of on-site carparks including provision for 200 carparks which are to be shared for commuter and customers in agreement with WCC. Carparks are required to have multiple entry points and easy circulation + A-commercially viable redevelopment proposition and commercially sustainable centre for long term investment returns. Accordingly retail spaces need to be good quality spaces which meet the needs of retailers (ie. are leaseable) and provide the appropriate returns to the Centre owners. (Poorly designed retail spaces will be hard to lease, result in poor retail offers and commercially unsustainable.) ‘As the master plan was developed, and as per normal shopping centre development practice, discussions occurred with the major tenants to confirm their desire to be involved in the project, and their store requirements. Major tenants such as supermarkets are particularly prescriptive to landlords as to their operational requirements. During 2014/2015 discussions with ‘Countdown in respect of JSC identified their desire for a new store and the following Countdown requirements were incorporated into the master pian: ‘+ Anew store of 2,500-2,800m2 ‘+ Shopfront to be aligned directly facing one of the enclosed main malls, as opposed to the off-set angle of the current configuration. ‘+ Sulficient customer carparking via and agreed ratio to be located in close proximity to the store. In addition to the site specific requirements, the general supermarket brief providing back of house areas for offices, servicing, and loading need to be applied. These uses combined with the internal layout of the supermarket often result in limited potential for external openings. except where the offices/staff areas are located. Discussions with other large-format retailers have further refined the master plan to provide stores of the appropriate size, shopfront and location within the malls. Key Design Constraints Within this overall brief, there are ultimately constraints which limit the potential outcomes. We have identified the following key constraints. ‘+ The rail line adjacent to the western site boundary is a key constraint which defines the point where rail passengers exit the station on NZ Rail land and the point at which JSC needs to provide for pedestrian connections. ‘+ Additionally the rail boundary defines and constrains the potential traffic layout of Moorefield Road. ‘+ The current bus services with stops located on JSC land adjacent to the rail station and routes which run via the carpark are a historical and “good-will” situation between WCC and JSC. Relocation of the bus services off-site is seen as desirable by both WCC and JSC and provision for 2 stops totalling 30m length needs to be allowed for on Moorefield Rd. ‘+ The site levels are particularly challenging with level differences between roads and adjacent uses as well as cross-site falls: - In particular Moorefield Rd is approximately 2.4m above the existing Johnsonville Rd mall entry and 1m above the proposed ground level of carparking = Malls will need to be ramped to provide transition from Johnsonville Rd levels through the site and the ability to activate multiple external edges is constrained by these level differences. ‘© Shopping centres involve larger blocks of land and require well planned operational activities such as loading/servicing areas and substantial car parking facilities. As a result it is often impossible to have fully active edges to the development and some road edges ‘will-¢ be necessarily defined as carparking or servicing focussed. Stride Investment Management Limited PO Box 6320 P 1649912 2690 Stride investment Management Limited Level 12,34 Shortland Street, Wellesley Street, F +649 912 2693 {slicensed under the REAA 2008 ‘Auckland 1010 Auckland 1141, W strideproperty.co.nz ‘New ZealandDesign opportunities AAs with constraints, there are opportunities which influence the development outcome achieve able. These have been identified as follows: ‘+ The need to recognise the importance of the public transport network in Johnsonville with properly designed improved pedestrian connections between the rail, buses, other ‘community uses including the proposed new library and JSC. We are aware from GWRC. information (dated 2014) that approximately 3000 bus passengers arrive/depart Johnsonville daily during weekdays plus an average weekday rail usage of circa 1200 passengers. This is a total of 21,000 public transport passenger movements per week or circa 1 million per annum, An opportunity to work with WCC to incorporate commuter carparking on-site in a complimentary way recognising the different peak usage times each of shopper/commuter parking. This is a key concem to Johnsonville residents at this time and by WCC and Stride working together a pragmatic solution is possible. + An integrated connection which provides for undercover access, safe defined pathways, vertical connections between levels. * The removal of the existing Countdown building provides an opportunity to strength the existing east-west through site connection and in fact achieve the more direct connection WCC has sought during the previous resource consent process. + An opportunity to remove Gothic St as barrier between carparking and commercial uses which contains potential design outcomes. ‘+ There is an opportunity to provide for connection of JSC and the adjacent public transport with the proposed library and community Centre site on Moorefield Rd. However on reviewing the current concept design for the library it appears that the “front door” of this development will face Memorial Park and that the Moorefield Road edge of the library whilst glazed is not active as it does not include an entry/exit. Stride is not aware of any approved esource consent for this development and is unclear on the programme for delivery and level of WCC financial commitment to this proposed development at this time. These factors suggest that only a pedestrian connection is viable between these developments and that anything commercially driven would be difficult to sustain and manage and result in ‘4 poor quality offer. Potential redevelopment benefits The redevelopment of JSC has been much awaited by its shopper catchment who are currently lacking in local shopping facilities and services. The redevelopment will provide an improved shopping and town centre environment with significantly better amenity and social infrastructure for the Johnsonville community. It is anticipated that the JSC redevelopment will cost in excess of $100m. This scale of investment in both Johnsonville Town Centre and Wellington City has substantial economic and employment benefits both during and after construction for the Wellington region, Programme ‘Obtaining an updated resource consent is an important step towards this redevelopment and. Stride hope to be in a position to make a decision on commencing the redevelopment in the ‘second half of 2017. ‘Stride Investment Management Limited Karen Killick Development Manager Stride Investment Management Limited PO Box 6320 P +649 912 2650 Stride investment Management Limited Level 12,34 Shortland Street, Wellesley Street, F +64 9912 2693, Is licensed under the REAA 2008 ‘Auckland 1010 Auckland 1141, W strideproperty.co.n, New Zealand“BUCHAN STRIDE.CONTENTS 01 02 03 BRIEF THE SITE MASTERPLANNING 04 05 06 URBAN DESIGN EXTERNAL ARCHITECTURAL CUSTOMER AMENITY & SAFETY EXPRESSION 07 08 09 CARPARKING SERVICING CONCLUSION a 2 vd "BUCHAN: STRIDE.o BRIEF JOHNSONVILLE SHOPPING CENTRE REDEVELOPMENT RESOURCE CONSENT APPLICATION ARCHITECTURAL STATEMENT The Client’ brief requires the consultant team to design the re: development of Johnsonville Shopping Centre to create a stylish ‘and sophisticated shopping and leisure destination in terms of retail offer, quality of experience, convenience and integration into the community. including existing townscape and transport systems with high standards of urban design. As such, it requires a facility thatthe local community and public will embrace with a sense of ownership, that wil form the core ofa revitalized Johnsonville Town Centre, and of which Weltington can be proud Architecturally, the proposed design responds to these ideals through the incorporation of ahierarchy of street typologies and frontages. The design has incorporated the many existing site conditions, constraints and opportunities to provide a fully integrated retail dining and leisure facility which will service the local community as well as many from the surrounding catchment, This is consistent withthe intention ofthe District Plan that Johnsonville Town Centre is developed as.a Regionally Significant Centre (see p6/3 ofthe District Plan, Akey part of achieving the facility described isthe careful retail, planning which forms an integral part ofthe bref, With both existing and proposed key retailers fr the site, the negotiation ‘and planning forthe major tenants and their requirements needs tabe considered and planned for well in advance to ensure that a ‘commercially viable retail plan and design is achievable. Dealing, with these key tenants and locking their spatial requirements, early isan integral part ofthe client's brief and is commonplace in the development of such a centre, “BUCHAN: a oo STRIDE. 6 o oy o fu uP 1 avonLAfE ancurecTuRAs esi 8 ene J JonNgoNMLLE SHOPPING CENTRE we aucnanTHE SITE The site consists of various and parcelsand sits within the core of the Johnsonville Town Centre. It occupies the majority of the triangle” bordered by Johnsonville Road, Broderick Road and Moorefield Road adjacent to the Railway Station tothe west. Within the site there are various businesses and uses, however the major existing activity is that ofthe Johnsonville Shopping Centre Johnsonville Roads currently a key strip retail precinct with ‘ahigh degree of exposure to the pedestrian and vehicular networks. The sites also serviced by conveniently located bus and train services with a potential for these services to increase and be better integrated into the new shopping centre The siteis in close proximity to residential, retail, civic and commercial activities and is well connected to the local and ‘motorway road networks, From an architectural and urban design perspective, the existing ‘Shopping Centre and its associated car parking and servicing areasis outdated andis in dire need of redevelopment, Please refer to drawing #A-RC3-0003 (Proposed Site Plan) fora full site location plan “BUCHAN? STRIDE. p wo cea MASTERPLANNING ‘The site and adjacent developments and the related activities have been carefully reviewed in relation tothe proposed evelopment. The design is consistent with and will support ‘and incorporate existing uses surrounding and on the site, whilst substantially adding to the amenity and retal supply in the catchment. From this review, a clear understanding of the Town Centre activities emerged and they ae identified below: : ‘Johnsonville Road retail : Community uses tothe west of Moorefield Road : Bus and railway connectivity : Existing Johnsonville Shopping Centreuses : Site permeability and cross-site circulation : ‘The roading system surrounding the site : Kerbside parking along Johnsonville Road : On-site car parking in relation to the site and the pedestrian movernent through and around it, the footprint of the proposed Shapping Centre allows for pedestrian activity around the edges of the site as well a5. cross site linkage to connect Johnsonville Road with the pubic transport on Moorefield Road (as sought by District Plan Policy 625.7) and provide integration withthe other existing and proposed civic uses tothe western side of Moorefield. In this regard, the design of the proposed Shopping Centre has focused on key external and internal factors which have been balanced to provide @ commercially viable development proposal which also provides for good public amenity including urban design principles. Externally the proposed Shopping Centre has addressed public transport, pedestrian and bicycle networks, the vehicular network (oath private car and service trucks/vans), as well as the significance of the Johnsonville Road retail precinct and the ‘development "setting" within the townscape. “BUCHAN? o % & & oO o_o Internally the proposed Shopping Centre design has addressed integration wth external elements, whilst addressing key rai planning principles, car parkingipedestrian circulation and goods delivery integration quired fora successful development. These princilesinclude the caretut location of major tenant anchors to ensure strong pedestin flows pastas many shoptronts as possible. The importance ofadressing the Key tenant constraints and locking in their specie requirements carly is paramount to the ability of further design on the site Key elements of aur Shopping Centre design are + Avery legible and strong east/west pedestrian spine, positioned approximately on the existing Mall axis, inking ‘the proposed rail and bus intérchange on Moorefield Road with the retail core of the Shopping Centre and Johnsonville Road. The spine will lik the external and Internal environments through a seamless transition of spaces, signified by key elemental components as shown ‘on the images contained in the application for resource Consent, including the use of finishes to signify and mark itsimportance. It isexpected that this spine will take on different characteristics at different times ofthe day During trading hours it wil function as.a component of the mall space. Linkages to the adjoining internal shops ang access-ways willbe closedif the spine access-way needs to be open 24/7 single evel retailjcommercial floor plan has been incorporated, in ine with market demand, to meet the necessary retail and commercial requirements fora sustainable Shopping Centre. This core trading area, with ‘generous floor to floor dimensions (typically up to 5 5-6.0m stud height) affords high shopfronts for tenants with major tenants located to anchor each ofthe key access lines and ‘emphasize sight tines, ra am + Roof lights over the mall spaces are incorporated to introduce natural light into the space and an awareness of ‘external conditions throughout the day. STRIDE. SEN STATEMENT OMNSONVALE SHOPPING EMRE 914929 ea o "we acuaw ROU AVERLAN ARCMASTERPLANNING + Circulation between levels is by way of ramps, stars, escalators andlfts. Car parking is provided at both ‘the ground and roof levels to allow for convenience {or shoppers and has been designed to allow for easy pedestrian movement in and around these spaces as required ur design embraces and reinforces the cross site connection from Johnsonville Road tothe transport interchange on Moorefield Road. It proposes continuous, cross site access way whichis transitional in nature between the transport interchange and the internalized ‘mall style environment, prioritizing pedestrian movement forthe duration of the journey + Inthe transition space teading from the transport interchange to the internal mall entrance, the pedestrian journey will be enhanced by careful design with priority Given ta pedestrian activity over vehicle manoeuvring, Retail tenancies wil front into the space with shop windows and special lighting and environmental graphics toentiven the space. Itis intended that this connection will be vibrant and welt tt both day and night and particularly through the trading hours ofthe Centre, The overall design and intended quality of this space is illustrated on the mages provided of ths transition space submitted with the application for resource consent. Please refer to image 10 - Moorefield Road Entry, Image I~ Moorefield Road Walkway, mage 12~ Moorefield Road Walkway “BUCHAN: STRIDE. 160s VTECTURNL OFSION STATEMENT / JOHNSONVILLE SHOPPING CENT nA a > we avcunw 60a es fga ton at tte} 6 URBAN DESIGN Architectural design ofthe redevelopment has responded to and incorporated the key requirements ofthe Centres Design Guide ‘and the Johnsonville Town Centre Plan, These elements include site permeability, view lines, open space, active frontages where practicable and a series of complementary buildings along the Johnsonville Road frontage, along with CPTED, ESD anda Continuous canopy coverage requirement to Johnsonville Road. We have also incorporated input obtained from the independent (CPTED and Urban Design experts engaged by the client as well 2s the commercial imperatives necessary for a commercially sustainable Shopping Centre Inreference to specific Urban Design issues, we note there hhas been a series of meetings with Councits Urban Design. representative to address specific issues. From these meetings we have been provided with a commentary onissues which hhave been highlighted. Below, we have taken each of these ‘comments and provided a response based on a collective architectural and development team consensus. STRIDE. a ef oe 8 MENT Jonnsonnede SHOPPING CENTRE 34028 AL O80 ‘We BucHaw nour AvORLARE 1URBAN DESIGN COMMENT (CM) [ARCHITECTURAL RESPONSE GENERAL COMMENTS Constraints diagram correctly identities some parameters around the site access, points to the community centre and railway platform ‘Acknowledged Not sure of any analysis that requires. Frank Moore and Wanaka Streets to be protected ‘All movernents have been addressed in the Traffic Design Group report Fixed locations (oe internal tenancy, supermarket represent pre-leased space without Resource Gonsentin place ll at applicant’ risk ‘This practice is commonplace in development as the scale ofthese boxes has 8 significant influence on the overall plan and project feasibilities which rely on commercial relationships with existing and proposed tenants for viability and therefore drive the ability to proceed tothe Consenting process. (Refer to section 1-Brien ‘Approach to servicing (distributed to ‘multiple locations around site) seems best option Acknowledged - we agree ‘Approach to carpark edge is uniformly applied to multiple elevations around the site, may be exacerbating scale rather than diminishing it We have acknowledged these comments and have incorporated additional articulation as sought by the District Plan where the necessary vehicle orientated activities need to be accommodated, Ths includes contrasting elements to break {down the scale and uniformity of the design and to enliven and add interest whilst ‘maintaining some etements of consistency in the averal approach (colours/forms) We do note also that the carpark elevations have been designed to cater forthe application of further signage which willbe the subject ofa separate application {and therefore could provide additional opportunity for visual interest and variety. Ability Lo provide additional built form. ‘and greater mix f uses, exists, not being taken up This is addressed in the AEE prepared by UPL, “BUCHAN! _ STRIDE. aeons] TURAL DESIGN SYATEMEMY / JOMNSONMRLE SHO zom 38 % & wo m7 8 © URBAN DESIGN COMMENT (CM) ARCHITECTURAL RESPONSE ‘JOHNSONVILLE ROAD Fine grain development shown is positive. Acknowledged Scale, external appearance of formsis domestic ‘Acknowledged ~ this was our intention given the suburban nature of the Town, Centre andihas been expanded upon in Section Sof this Design Statement. Question whether entrance's sufficiently articulated to signal a main entrance and £-W ink into complex We have acknowledged these comments and have incorporated further articulation of the canopy to enhance the prominence of the entry portal with increased volume. Please refer to perspective #lmage 2 ~ Johnsonville Road. Unsure af access points to street edge tenancies, requires clarification This sintentional to allow for the necessary tenancy flexibility and rovision of a bespoke design outcome. The intentions to provide at east two defined Shopping Centre entrances on Johnsonville Road frontage with the provision for street based shopfront tenancies to also be interactive with the street with typical shopfront entries for the balance ofthe elevation. Street edge definition goo. ‘Acknowledged Cantilevered roof form over road appears heavy. “There isa variety of forms and shapes along the extent of the Johnsonville Road elevation including some solid and glazed elements as well as the balcony elements cantilevered. We note the comments based on the level of design completed for the application and will review as an architectural design Consideration through the detail design process. 19 “BUCHAN STRIDE. wo cewtRe ator g 620" | AUORLAE Ao 2 8 ww 6 8 9 wo URBAN DESIGN COMMENT (CM) ARCHITECTURAL RESPONSE MOOREFIELO ROAD ‘Street edge definitions very tow ~ ‘almost no built form, not good edge. Given al of te physical and operational constraints along Moorefield Road, we believe that there is an acceptable sense of definition provided, including through the application of the continuous canopy which also provides a shroud to the carpark structure. Itis considered that the proposed design gives an appropriate level of activation for the busand ra interchange as well as catering to the requirement of the through site link and across Moorefield Road to give access to existing and proposed civic uses on the west of Moorefield Road Where possible and commercially sustainable, there is built form to the street edge with the use of Kiosks and the transport interchange shelter, seating and provision for electronic timetable information which will provide activation in addition tothe significant pedestrian flows generated by the rail and bus services. ‘Asa significant portion of the Moorefield Road elevation affected by the railway corridor, provision of continuous and/or additional retail and kiosk type tenancies directly anjacent to the interchange snot economically sustainable inthe client's experience due to poor demand for this direct adjacency. Excess triangular space, ooks and feels residuallettover The design team acknowledges that the building footprint and configuration ‘and geometry of the uses at the edge of Moorefield Road have created a series of triangular shaped spaces which are not built tothe footpath edge. This is due to the alignment ofthe street and the rectangular uses proposed within - mainly the supermarket. Whilst we acknowledge this and have spent considerable time in deliberation aver the best outcame for each of these spaces and testing the ‘options, we are not of the apnion that a build out tothe footpath edge will provide the best outcome, Below isa summary of our reasoning for this decision; Parts ofthe footpath, particularly those directly adjacent to the supermarket ‘tenancy, are quite narraw. In conjunction with the reconfiguration ofthe roading corridor we believe that these triangular rebates wll help to provide the perception ‘of amore generous pavement. We betieve that whilst the “filling in of the triangles’ may be perceived to provide asstrong built definition to the street edge, inthis instance, given the scale of the building, this will esult in a hard and imposing built edaetBreisialsori@. F ‘opportunity for “etail activation” due to changes in evel between the supermarket {oor level and the footpath level “BUCHAN STRIDE. eeoo @ wm Be we URBAN DESIGN COMMENT (CM) ARCHITECTURAL RESPONSE CONTINUED. “Transparent windows are also inappropriate because visual connection into the supermarket back of house is not appropriate. ‘We believe that, given the landscape treatment and seating provisions proposed, these spaces will contribute positively to the streetscape as they will be attractive ‘and give a more generous footpath width We refer to page 8 of the CPTED Statement provided by Peake Design Ltd and note that their assessment supports this point of view. Unknown relationship between supermarket and street (no internat functions shown). ‘Some of the functions of the internal components of the supermarkets are not suitable for public display. We have provided for windows and articulation tointernal activity where possible, however, thisis highly dependent on the supermarket's operations design due to internal configuration. Route Location tess desirable than alternative options, Pedestrian pathis direct from train platform to centre, but less direct when linking library] pool) community facilities to town centre ~ andi not directly aligned with sightlines ‘across Moorefield to tibrary entrance and beyond. Anticipate numberof pedestrian movements crossing Moorefield to ‘access community hub tobe greater than accessing train platform, We have reviewed this comment but consider our design to be the optimal solution aiven all ofthe variable physical, planning and economic constraints. The proposal allows fora balance of all these converging constraints and contrasting uses. (Please refer tothe attached constraints diagram) The desire fora pathway that leads directly from the through site link with a line of sight to the ‘currently proposed civie centre through site link on the western side of Moorefield Road places a dominance on this desir line which cannot be supported empirically as, the sole consideration for this pedestrian pathway, Given the quantitative figures provided for the usage ofthe train and bus. interchange - currently 2,000 movements per week or circa IM per annum, with ‘further 5-75M customers per annum expected to patronize the proposed centre ‘at completion based on similar examples) as well asthe additional commuter parking access, the desire lines for the majority of pedestrians inthis area have to. taken into consideration by locating the pedestrian ink inthe Location we propose. Further to this, we note that the line chosen provides a direct ine of sight tothe current concept design ofthe facade of the proposed library building and a direct Line for pedestrians to@ covered sheltered arrival point on the elevation. This arrival point offers a direct ine of sight tothe pedestrian pathway less than 15m ‘away from the street edge. (Usage of Civic centreylibrary/community centre estimated at 300-400k people customer count pla fora similar but larger scale proposed venuein West Auckland) On balance, we consider that given all of the constraints eficoberd Slotiy Buz section ofthe road, the proposed outcome has provided a solution which meets all of the required needs ofthis pathway. “BUCHAN; STRIDE. {TUBAL DESIGN STATEMENT / OHNSONMLLE SHOPOIND CENTRE 918029,URBAN DESIGN COMMENT (CM) ARCHITECTURAL RESPONSE CONTINUED We also note that at this point, concept design level drawings only have been provided for the new library and there is no certainty as to what will be built or when, Finally, we note that District Plan policy 6.2.5.7 seeks thatthe pedestrian links to achieve access between Johnsonville Road and the ‘“JohnsorwilleRellway Station” ‘The proposed linkis consistent with tis policy. Quality of route lowered by being part of ‘a carparkenvironment set below street level. Undercroft car parking below road {evel difficult to make safein terms of ‘24/T access east-west. Unsure if this can bbe made to work in terms of CPTED Further to the commentary responding to the previous point, we note that the pedestrian route through the under erat car parks only 35m in the 160m Length of the link between the station and Johnsonville Road. Through the course of discussions with Council, a numberof options and alternatives have been deliberated on and tested, however the proposed pedestrian route has been chosen as itis considered that it best meets the combined needs of all of the operational and urban design outcomes sought. ‘We note the comments regarding a lower quality of pedestrian experience. We have ‘addressed this by designing a high quality pedestrian environment by providing a Continuity of finishes, materials and architectural devices which wil successfully (ead people through this part of the route. ‘The creation of the enhanced lnk through the carpark environment also provides continuity of cover forall from street edge to street edge and to the public transport node being created Please refer to #lmage 10 ~ Moorefield Road Entry, Image 1! ~ Moorefield Road ‘Walkway Image 12 - Moorefield Raad Walkway with perspective references which ilustrate the high design quality ofthe proposed pedestrian linkage, noting the ceiling height through the space at $m will provide a good proportional volume, Stride have also noted that the provision of @ 24/7 through site linkas apart of discussions regarding provisions for Public Transport connections isa requirement of WCC. Stride advise that they have reservations about this but have accented itsubject to an operational review after 2 years. Stride are not convinced that 2 hour access is required when nether the public transport services, civic and community services, nor the operational hours ofthe proposed centre extend toa 24)7 environment, Stride however have agreed tothe provision ofthis pedestiaiHigkagjetaithé: £- condition that these hours be reviewed after a suitable period to determine actual usage and whether continuation is warranted and feasible “BUCHAN STRIDE. ARCHITECTURAL OESIW STATEMENT JOKNSONVILE SHOPPING CENTRE 916028oo mS URBAN DESIGN COMMENT (CM) ARCHITECTURAL RESPONSE CONTINUED DDuring these hours of operation, itis proposed that security rites will be incorporated in the design to close of adjacent mall areas from ths direct tink and that a security guard will be present on site to patrol this area after normal trading hours of the shopping centre. Connection across Moorefield Road includes material and/or spatial continuity, encourage applicant to further explore this We acknowledge these comments and, after review, have widened the width, of crossing from 3m to Sm to give greater space and visual connection Surface treatment and design tobe co-ordinated with Council roading requirements. Bus stops close to PT hub, could be located further apart to make crossing location tess vehicle oriented with associated noise, fumes etc. Based on all constraints, including bus layover requirements, roading, pedestrian connections and vehicular signal controls, there is no additional space to allow for this, We believe that we have arrived at the optimal design solution given all of the physical, engineering and retail planning considerations encountered, including consultation with Councils roading and transportation engineers (Itis noted that its generally accepted that motor vehicle sounds and fumes are normally encountered at a bus interchange/stop. The crossing location sits between the front of both bus stops and should mitigate exposure to the engine noise end exhaust fumes situated at the rear of most buses) ‘Access from potential commuter parking above to rail platformis direct and convenient, Acknowledged Retaining existing trees positive. Acknowledged “BUCHAN STRIDE. eater) TURAL OEI6N STATEMENT /JOnNSONWLLESwOPPING CeNTAE / o4029 asco 2 8 6 oo 8 7 mo URBAN DESIGN COMMENT (CM) ARCHITECTURAL RESPONSE BRODERICK ROAD Unssteeved car parking and concrete retaining walls not a good edge. Itis considered that Broderick Roadis where the necessary car parking and. servicing of the Shopping Centre needs to be located. Ths s anticipated and provided for by the District Plan standards for secondary frontages - standards that are fully complied with for this frontage. Because of level changes across the length ofthis elevation. itis impractical (and unsustainable) to incorporate further street facing retail shops. Also because ofthe Level changes, all retaining walls have been maintained below the street level Contains 3 access points and a loading dock, almost no buit form “The number of vehicle crossings along this frontage is require for a Shopping Centre that can be conveniently accessed by customers and has servicing facilities inappropriate locations. The number af crossings istess than existing, The built form along ths frontage reflects its predominant function to accommodate car parking and servicing This is anticipated and provided for by the District Plan on the basis that the resulting bult frontage is appropriately articulated, We consider ur design achieves this. However, if further articulation is cansidered appropriate by the Council urban designer, this can be accommodated. ‘Additional ramp to cinema undesirable forstreet ‘The sustainability of the Shopping Centre relies on convenient vehicle access to the carparking spaces for customers at varying locations and adjacent to specficuses ie the cinemas and food precinct, The provision ofthis ramp allows for convenient access ta the rooftop carparking evel adjoining the cinemas and directly above the proposed food and beverage precinct. Landscape measures untikely to offer much substance given space constraints. We nate that significant widening of Broderick Road has occurred as a consequerice of bridge widening works recently undertaken by WCC. This has encroached on the client's site and has reduced the area that could be allocated for landscaping ‘The changing levels of Broderick Road and the Shapping Centre also make it Impractical to allocate more site area for landscaping. Notwithstanding this, our ‘design incorporates a variety of elements such as the vertical ‘green’ screens which will help to articulate and provide variety to this street interface. We aso note that there is minimal existing landscaping along this frontage, “BUCHAN STRIDE. enti 9 ABEAECTURAL SI PATENTo 2 8 %» &§ 8 7 ow o URBAN DESIGN COMMENT (CM) [ARCHITECTURAL RESPONSE Fotpath is secondary to vehicle access {inparticutar cinema ramp, which also ‘encourages higher vehicle speeds across footpath n this location, Please refer to commentary in response to Broderick Road points directly above. Thisis the predominant vehicular entry and pedestrian movement is encouraged along the other pathways asa preference. Conceating service area behind walls on thisedge supported Acknowledged *For further supporting assessment, please refer to the Urban Design review prepared by Deyana Popova, Urban Perspectives Ltd “BUCHAN _ STRIDE. "We sun nour mone ACH@ 9 FRANK MOORE STREET ————> @ ‘TRAFFICMOVEMENT | Pavone ‘TO BE PROTECTED a commurrceyet= 5 mie > @ ‘ZONE BETWEEN KEY WANAKA STREET ‘TRAFFIC MOVEMENT ‘TOBE PROTECTED oxen a rocco WVYOVIG SINIVYLSNOOEXTERNAL ARCHITECTURAL EXPRESSION Externally the development provides fora varity of forms, expressions and functions along the three street elevations of the ‘Johnsonville triangle, In this regard, theresa hierarchy of street, frontages which have been created to account forthe functions. ‘and orientation of each ofthe facades. These three architecturat facade typologies are loosely described as follows; + Johnsonville Road ~ ‘High Street’ Streetscape, Urban Scale + Moorefield Road ~ Transit & People Oriented with Vehicular Usage + Broderick Road ~ Vehicle Transit Oriented/Less Pedestrian Johnsonville Road The Johnsonville Road precinct is proposed as essentially ‘high street’ two level building form with an active retail function at (grade and retaileisure and commercial activities atthe first oor. At the street level, the development provides for active shopfronts for its full frontage to Johnsonville Road, returning into Broderick Road for approximately 50m. A combination of tenant shopfronts, display windows and entry points will be incorporated with individualized shop signage and graphic lsplays to provide a variety of active street frontages to Johnsonville and around and onto Broderick Road. The balance of Broderick Road, being @ combination of necessary servicing ‘and carpark entries along with a minimal pedestrian interface, is proposed tobe articulated with design elementsas sought by the District Plan Conceptually the Johnsonville Road facade is seen as. series of individual buildings which make up the street facade typology, Although designed to have the appearance ofa series of modern high street buildings with a recurring etement of scale and form, they are designed not to appear as a contrived cluster of building facades trom varying eras of architectural style and construction methodology. The usages will also promote and “BUCHAN? eels exhibit a dynamic street elevation with penetrations through into an active and interesting laneway space behind the street facade, These buildings which front to Johnsonville Road largely house the hospitality, food and beverage style tenants as well {as Leisure activities such as boutique cinema experience at the ‘upper level. Each of the buildings is designed to account for the ses proposed within, with the individual scale and mass of the envelope suited to the requirement of those uses. The Johnsonville Road elevation s identifiable through the accentuation and streamlining of the gable form to createa street elevation which hasa simple repetitive rhythm designed to produce a modern and memorable facade. Varying the scale ‘and volume within this programme results in a playful and welt articulated overall fagade, whilst ensuring its identifiable as, ‘a Main Street within suburban town centre context, Thisisa pectic turn away from a more monolithic heavy edge’ which ‘might be found in a more traditional shopping centre fronting ‘ammain street. The creation ofa continuous monolithic fagade broken up through other architectural devices is considered ‘ot to be an appropriate response to Johnsonville Road andits surrounding context The gable form was selected as a key architectural element ‘to help achieve this andis identified as an unassuming yet memorable component ofthe residential vernacular architecture of the surrounding context ‘Although taking reference from this residential vernacular, the design strives to create a modern, contemporary interpretation ‘whichis relative in terms of scale and form. The intention being not to copy or replicate the residential architecture, but to create forms which have a familiarity to the local inhabitants and provide a comfortable backdrop subconsciously ‘acknowledged by the general public. 6 STRIDE. pve once suoprIne cewrae 2:23 i ABEAEEETURAL SIN STATENERT 0a ‘The main pedestrian entry from Johnsonville Road whichis also, the eastern edge ofthe through site tiki signified through the protrusion of the gable form out tothe street edge witt a double volume recess to emphasis the entry. Refer to perspective ‘Hlmage 2 ~ Johnsonville Road fora view ofthis element. From this pont, a series of awning forms provides continuous coverage for pedestrians down ta the corner of Broderick Road. [At the corner of Johnsonville and Braderick Roads a two-storey high entry statement provides a dramatic doorway to the centre, tobe seen from the heavily trafficked Johnsonville Road, but also.as one proceeds along Broderick. Refer to perspective ‘Hlmage 1 - Corner of Johnsonville & Broderick fora view ofthis element, Fagade materialsin this area include clear glazing to shop fronts and verandahs, pe finished metal panelling, painted concrete, painted steel framing and various timber, metal and stone claddings to lower level wall and column elements with timber ‘and metal cladding to higher level areas, Moorefield Road ‘Along Moorefield, much ofthe greater mass ofthe fagade is created by the multilevel carpark structure. ASmost of this facade is set back behind the railway line, large portion of this buildings screened through the use of vertical louvres at the upper levels to allow for good cross ventilation and natural ‘daylight tothe car parking areas whilst creating a visual screen tothecars behind from the street side. At the street where interactions not impeded by the railway corridor, the building is shrouded by a continuous covered canopy spanning from the railway station entry, along Moorefield, to the vehicular carpark entry further north, Thisis the key focus of pedestrian activity ‘along Moorefield and where the key nodes of bus, train and cross site linkages converge “BUCHAN? a os ue to the shape ofthe site the fagadeis stepped to create interest and opportunities for areas of protected spaces available for outdoor seating/dining under canopies. in tis situation, rather than creating negative spaces, it is believed that these spaces provide depth and relief to whats otherwise {quite a narrow pedestrian footpath along this edge. Also ‘acknowledging that these pockets of space can potentially be ‘a CEPTED issue during night time, we are proposing to provide ample lighting (ve, wall mounted tights) to etiminate any dark corners during the evening, Whilst the facade is two and three storeys high in some places, the parapet and the building facade are stepped, thus avoiding ‘an unbroken and uninteresting tine and softening the bulk ofthe building, This helps to reduce the massat the street edge and offers the opportunity to bring the building edge down tothe human scale through the use of a continuous canopy element and streetside vendoruses. ‘The deck carpark over consists of a structural frame, screening elements (including mesh and vertical and horizontal steel blades} and the expressed stair with it towers. Environmental graphics, colour and other signage and graphic devices have been used to articulate the commuter carpark ‘These varying screening elements are also arranged indifferent planes to create interest, breakup the overal scale of the structure and provide solid appearance when viewed from varying angles. STRIDE. iu ‘He ouewAN oxoUP 7 AUCKLARD RIL ESIOW STATEMENT | JOHNSONUILLE SF oa ) Broderick Road Broderick Road is targely identified as the main vehicular traffic ‘area for entry and exit to the site for the public as well as commercial loading and servicing facilities. As Broderick Road has the greatest change in vertical elevation across the site along this boundary, itis ecknowledged that the proposed building scale changes rapidly along this elevation. At the Johnsonville Road end, the building mass sits high above the street creating ‘prominent and dramatic elevation. This allows for the covered canopy to extend along the Broderick Road frontage fora reasonably significant distance ie. 50m, ‘The visual impact ofthe carparkis reduced due to the mass being partly above street level and partly below asthe vertical rise of Broderick Road takes place Moving west from Johnsonville Road, the street risesup tothe rooftop level ofthe building, Here we have located the ramp to.ive customers convenient access directly tothe rooftop parking level. Thereis then a signalized intersection midway ‘along Broderick Road. Along this elevation, the use of design articulation, including screening devices, vertical landscape screening elements, and graphics, has been implemented to reduce the mass and soften the building edge. Fins and other vertical elements are also used to create enclosure and screening whilst helping to articulate the elevation. Where visually exposed, the carpark facades are articulated to provide an interesting edge experience as you travel along the footpath, largely comprised of a combination of elements Including structure, screening, graphics and landscaping elements. “BUCHAN? Further west again along Broderick Road, the natural street tevel rises up above the level ofthe main rooftop car park so the street edge and pedestrian environment overtook the site with a thin landscaped edge tothe street side pavement. ‘As noted previously, loading and other vehicle entries are necessary practicable feature ofthis elevation therefore landscaping elements and articulation have been used ta soften, this edge whilst also providing continuity inthe overal frontage condition, » » 9 STRIDE. Ww Te BUEHAN o20UP/AUCRLf FARE me 94008oa oo % ww CUSTOMER AMENITY & SAFETY One ofthe key elements of a sucvessful Shopping Centre isthe provision of facilities that pay particular attention to the needs of the catchment and lacal customer profile, The redevelopment incorporates opportunities for leisure ‘and entertainment facilites and a cinema complex, Food and beverage offers such as cafes, bars and coffee stops will be incorporated within a food precinct. {As stated, the design reinforces the role of Johnsonville Road as the shopping "Mainstreet" with a continuous street frontage, ‘active edges and direct access to shops facing Johnsonville Road ‘The facilites provided in this design include a contemporary retail oer, convenience, internal/external environments, toilets, madern parenting facilities and a combination of entertainment and leisure activities. Itis considered that on completion, the new centre will have incorporated modern high quality {facilities beyond those provided in other retail developments in Wellington. The retail offer willinclude various categories such as men's ‘and women's fashion, fresh food, homewares, fast food, general ‘merchandise, entertainment, leisure financial, service and travel, Within these categories there will be various offers in ‘elation to price point. Through careful planning, shoppers will be offered convenience in terms of pedestrian access, bth internally and tothe parking levels, as well 3 circulation within and between levels. Externally, pedestrians will be able to circulate under a continuous covered walkway along Johnsonville Road which also returns around onto Broderick Road. Moorefield Road offers, customers and commuters @ covered environment atthe ril/ bus interchange {rom the intersection ofthe east/west link from Johnsonvitle Road, north along Moorefield tothe proposed vehicular carparkentry. The western elevation of the proposed supermarket tenancy wil provide a continuous covered walkway “BUCHAN? from the junction ofthe footpath at Moorefield Road through to the entry of the Centre atthe east/west through link. The cross site link wll also give the public a connection from the Johnsonville Road main street precinct though to the ancillary bus and train interchange and continuing on to the civic and community facilities west of Moorefield Road, Anewly formed entertainment and dining area along Johnsonville Road will be focal point of the development. This has been designed to provide fora variety of activities and be of ‘a design and inctude various material finishes appropriate to this facility. Public toilets and parenting facilities willbe similar tothe current “best practice” for New Zealand and Australia. These facilities wil include elements such as touchless entries to toilets, auto sliding glazed doors to parents lounge and disability rooms, high quality finishes and managed spaces witha strict cleaning regime Public access and safety are key considerations inthe design of the new centre redevelopment and include links tothe street biased pedestrian network, public transport and cross links through the site, From a safety point of view the design incorporates crime prevention through environmental design (CPTED) principles inetuding : ‘Appropriate Lighting : Clear sighttines D Signage : Detined ‘ownership’ ot spaces : ‘Appropriate landscaping and fencing : Offender deterrence design Please refer to the separate CPTED statement for Johnsonville ‘Shopping Centre prepared by Sally Peake dit Pdake tiesigeitiit further information on CPTED components, STRIDE. was wo centae 1 ARCHITECTURAL DESIN STATENENT/ JOHNSONVILLE SOFoa o “« 6 ow o CARPARKING Carparking for the Centre consists of multi-level facilities to the western edge ofthe site along the Moorefield Road elevation with the ground tevel set below street evel inne with the internal retail space and to reduce the overall scale ofthe built form. The Centre carparkentriesjexts ae strategically located to provide even distribution of spaces to all levels ofthe carparking facilities. The entriesjexits are on Broderick Road at three locations (western, central and eastern) with a further customer, carparkentry from Moorefield Road to principally service the required ground floor ofthe carpark adjacent the supermarket The carparks designed to ensure clarity af options available to the user relationship toentries/exitsat streets, between levels, entries to retail levels and use of "best for" signage. Carparking circulation wil be clearly tegible for users with 2a simple geometry of layout, floors similar in ayout and ‘appropriate lighting and very clear signage will be implemented, ‘The carpark design also includes 200 commuter spaces sought by the Counci Lighting tothe carparking areas wil be provided at Code ‘equirement or better levels to assist orientation visibility and security - this will be provided for by use of natural lighting during daylight hours in open air components as well as access todaylightin structured carpark spaces. Efficient artificial lighting (day and night modes) an painting of selected celling/ Wall surfaces will also be used where appropriate to ensure that ambient lighting levels are maintained at a high level. “BUCHANS Parking for customers with disabilities, as well as caregivers with prams and seniors wil be dedicated and located in close proximity to lifts and entries to retail levels. Parking for cyclists will also be provided for at various locations ‘around the site and accessible from Moorefield Road and Broderick Road, STRIDE. wo veM oHNsONMLLE SH fs anowrecrSERVICING Servicing ofthe redeveloped Centre includes goods deliveries to tenants, rubbish and recycling removal and attendance on various operational elements ofthe Centre such as cleaning, ‘maintenance of plant, new tenancy fit-out work and promotional activities. Servicing facilites are provided in three main locations within the development and at other locations to suit van type applications. The main servicing locations are provided + Atthe northern end of the site behind the supermarket, at grade + Inthe south, off Broderick Road at the eastern end + Onthe western carpark structure, elevated over the retail space ‘Thenorthern facility is accessed from Moorefield Road and includes docking forthe supermarket as well as specialty rtait ‘and mini-major tenants, ‘The southern facility is accessed from Broderick Road and includes docking for the cinemas and food and beverage areas, 'minismajors, and specialty shops, Service lifts provide access to the first floor cinema/otfice/commercal level ‘The facility at the western end, elevated at carpark evel, is accessed from Broderick Road and includes docking for specialty shops, mini-major tenants, centre management and storage, Service lifts provide for movement of goods and waste management between levels. ‘The proposal also retains the existing loading facility on Johnsonville Road due to requirements toeffcientl serve tenants in this sector of the Centre. However, the client will be investigating at the detail design stage whether this facility ‘needs to be retained or removed and replaced with leasable floorspace, STRIDE. By ARCHITECTURAL Osion 5 3laste Teese 0 Et ON Ab te) teen ase OV ede | OO SE oT CONCLUSION From an architectural and urban design viewpoint, we believe that the proposed redevelopment of Johnsonville Shopping Centre will providea modern, stylish, sophisticated and contemporary shopping and leisure destination, with an appropriate “it for the local patrons providing a balance ofthe town centre context and streetscape along with modern retailing, facilities, This development should also be the cornerstone and catalyst fora strong and vibrant Town Centre which will service and satisty the communitys needs and requirements for many years to.come. David Thornton PRINCIPAL The Buchan Group, Architects "BUCHAN STRIDE.APPENDIX 3 WRITTEN APPROVAL OF WCC auAPPENDIX 4 COMMUNICATION FROM OFFICERSPeter Coop From: Nathan Keenan (Nathan. Keenan@wec.govt.nz] Sent: Wednesday, 15 June 2016 1:12 p.m To: Peter Coop Subject: RE: SR354667 Johnsonville Shopping Centre - Structure and Content Hi Peter Having now reassessed my advice in light of your statement that SR169084 will be given effect to; I now agree with your suggested approach to dealing with contamination. Regards Nathan Nathan Keenan ‘Senior Consents Planner | City Planning & Design | Wellington City Council P 04 8013224 |F 04 801 3165 E Nathan Keenan@wec.govt.nz | W Wellington.govt.nz | 4) kx, ‘The infomation contained inthis emails privileged and confidential and intended forthe addressee only {you are not the inlended recipient, you are asked to respect that confidentiaity and not disclose, copy or make use ofits contents It received in error you are asked to desiroy this email and contact the sender immediately. Your assisiance is appreciated, From: Peter Coop (mailto:Peter@urbanp.co.nz} ‘Sent: Wednesday, 15 June 2016 11:34 a.m. To: Nathan Keenan Subject: RE: SR354667 Johnsonville Shopping Centre - Structure and Content Hi Nathan My apology. | have obviously not made it clear in my letter to you that the Applicant is intending to give effect to '5R169084 i.e. by complying with its conditions and thereby remediating the site of soil contamination. Could you reassess your advice in this light. Peter Coop Resource Management Consultant DDI: (04) 474 4122 urban PERSPECTIVES LTD Level 5, 82 wills St PO Box 3042, Wellington New Zealand . | 7 :Pre-Application Meeting Feedback Date: 1 August 2016 ‘SR Number: 354667 ‘Address: ‘Johnsonville Shopping Centre | File Reference: Planner: Nathan Keenan Proposal: ‘Johnsonville Shopping Centre Redevelopment Relevant District © Operative District Plan Plan documents: «Centres Design Guide Guidelines for Design against Crime ‘Signs Design Guide District Plan area | The site is located within the Centres Zone and notations: Comments and Traffic feedback: - Intersection performance assessment at the new signalised access to the Centre from Moorefield Rd and Broderick Rd needs to include queue lengths, delays, cycle lengths, lane utilisation and saturation and how these new accesses will interact with existing intersections (signalised and non-signalised) around Johnsonville Triangle. ~ The proposed signalised access to the Centre on Moorefield Rd has been shifted further north compared to previous plan. The traffic assessment needs to consider the intersection performance at Frankmoore ‘Ave/Moorefield Rd as a result of this shift due to the potential queues blocking this priority intersection from the new access. = The locations of the two pedestrian signals along Moorefield Rd are to be supported by existing and forecast pedestrian demands and desire lines from both sides of the road. ~ Pedestrian safety and movements ate to be assessed in particular at the Centre signalised access off Moorefield Rd. The proposed tenancy shown in the urban design plan will potentially attract customers from across Moorefield Rd. A pedestrian signal facility across Moorefield Rd should be included on the southern side of the new access. ~ An assessment on the effects of the proposed northern pedestrian signal on Moorefield Rd (next to Frankmoore Ave) on the performance of the Johnsonville Rd/Moorefield Rd roundabout need to be provided. -A safety audit on the: locations of the signalised facilities (along Moorefield Rd and Broderick Rd) is to be provided. - The eastern kerb line along Moorefield Rd adjacent to the railway line has been widened. The existing kerb line should be retained and a right turn bay provided for vehicles turning right into Wanaka St::This is to minimise future obstruction of southbound traffic when a vehicle is waiting to turn right into Wanaka St. =A right turn bay into Frankmoore Ave from Moorefield Rd should beretained as there is currently a right turn bay at this intersection. - The entry-only ramps off Broderick Rd need to be controlled to ensure entry only and not exit from the car parking area. Only left turn-in will be allowed. Right turns onto the ramps from Broderick Rd are to be physically restricted to prevent additional queueing along the main road. - Turning/Tracking paths are to be provided for all accesses along Broderick Rd and Moorefield Rd. Service vehicle turning and on-site manoeuvring are to be shown ie to prevent service vehicles (trucks) ‘manoeuvring from the road on Broderick Rd and Moorefield Rd. ~ Visibility splays are to be provided at all locations where vehicles interact with pedestrians ie at the proposed accesses and within the on-site parking area, limitations on landscaped areas and physical features that. potentially obstruct these visibility splays. - Traffic calming measures are to be provided within the site to ensure a low speed environment. ~ Details of the infrastructure assets (signals, pavement, footpath, signs, street lighting, street furniture etc) will be discussed at a later stage, - The relocation of the existing loading access on Johnsonville to Broderick Road is supported (if feasible). Broderick Road is seen as being the “back door” so all the servicing should be done from this side of the site with the exception of the supermarket off Moorefield Road. - The possibility of providing a weather protection structure at the two traffic signal crossing on Johnsonville Road for pedestrians should be explored. ~ A detailed plan for the proposed street layout for both Broderick Road and Moorefield Road showing the dimensions for footpath and traffic lanes, bus stops and new signalised intersection needs to be provided with any planning application. General Planning - While no residential accommodation has been proposed, the Council would encourage future proofing the site to accommodate a residential ‘component in the future. This could be through the design of the roof of the mall or incorporating services and/or structural support. Objectives 6.3.3.6 and 6.2.3.7 seek to encourage residential living into the Centres Zone. - While no residential accommodation has been proposed, the Council would encourage future proofing the site to accommodate a residential component in the future. This could be through the design of the roof of the mall or incorporating services and/or structural support. Objectives 6.3.3.6 and 6.2.3.7 seek to encourage residential living into the Centres Zone. - The proposed seated areas along Moorefield Road (to the north) have the potential to be a hub for anti-social behaviour particalailyat right given the lack of surveillance/lighting. The Design Guide: Guidelines for Design against Crime should be consulted in improving these spaces in terms and reducing the opportunity for crime to occur, or fear of crime.~The desired line of the connection point across Moorefield Road is a pedestrian link between the future library and Johnsonville Community Centre. It is noted that conflict exists with bus stops, pedestrian links, and tenancies however it is desired that this connection be improved as it relates to the community centre and the future library. Urban design to comment on further. -The site has been identified on the Greater Wellington Regional Council's register of contaminated site. It however is noted that Resource Consent SRi69084 was previously granted for the remediation of the site. You have advised that it your intention to give effect to this consent that will attend to remediation. In order to rely on this consent and avoid further concerns being raised, I would suggest that details of this past consent be supplied with your application and that it be tied to this application in the form of a volunteered condition of consent. -Verandahs are required along the primary frontage of Johnsonville Road. Verandahs on the secondary streets of Moorefield Road and Broderick are encouraged (centres design guide). Moorefield road is to become highly pedestrianised given the community facilities so a continuous canopy along this frontage should be incorporated into the overall design. It appears that this is your intention. Urban Design General = Constraints diagram correctly identifies some parameters around the site- access points to the community centre and railway platform. Not sure of any analysis that requires Frankmoore and Wanaka Streets to be protected. Fixed locations (one internal tenancy, a supermarket) represent pre-leased space without Resource Consent in place, all at applicant's risk, ~ Approach to servicing (distributed to multiple locations around site) ‘seems best option. ~ Approach to carpark edge is uniformly applied to multiple elevations around the site, may be exacerbating scale rather than diminishing it. - Ability to provide additional built form and greater mix of uses exists, not being taken up. Johnsonville Road - Fine grain development as shown is positive. - Scale, external appearance of forms is domestic = Question whether entrance is sufficiently articulated to signal a main entrance and E-W link into complex. - Unsure of access point to street edge tenancies, requires clarification. - Street edge definition good. - Cantilevered roof form over road appears heavy‘Moorefield Road - Street edge definition is very low- almost no built form, not a good edge - Excess triangular space, looks and feels residual/ leftover. - Unknown relationship between supermarket and street (no internal functions shown). - Route location less desirable than alternative options. Pedestrian path is direct from train platform to centre, but less direct when linking. library/ pool/ community facilities to town centre- and is not directly aligned with sightlines across Moorefield to library entrance and beyond. Anticipate number of pedestrian movements crossing Moorefield to access community hub to be greater than accessing train platform. - Quality of route lowered by being part of a carpark environment set below street level. Undercroft car parking below road level difficult to make safe in terms of 24/7 access east-west. Unsure if this can be made to work in terms of CPTED. = Connection across Moorfield include material and/or spatial continuity, encourage applicant to further explore this. - Bus stops close to PT hub, could be located further apart to make crossing location less vehicle oriented with associated noise, fumes ete - Access from potential commuter parking above to rail platform is direct and convenient ~ Retaining existing trees positive. Broderick Road - Unsleeved car parking and conerete retaining walls not a good edge. ~ Contains 3 access points and a loading dock, almost no built form - Additional ramp to cinema undesirable for street. - Landscape measures unlikely to offer much substance given space constraints. - Footpath is secondary to vehicle access (in particular cinema ramp, which also encourages higher vehicle speeds across footpath in this location). = Concealing service area behind walls on this edge supported. Information to * Full Copy of application including; include with the ‘© An assessment of what an activity/building does and doesn’t application: comply with. © An assessment of environmental effects (AEE) that"cbtréspotid to the nature and scale of the activity. ‘An assessment against the relevant objectives and policies of the Centres chapter 7 and Earthworks chapter 30. ion assessment (it is noted that this has previously |een discussed). 6 Assessment against any relevant statutory documents (national environmental standards, regional plans etc). It is noted that this Centre is identified as a regionally significant centre. © Assessment of the proposal against Part 2 of the RMA Indexed Electronic Copies on CD Certificate of Title Large Site Plans for Vehicle Access Large Copy of all Plans (all plans including all elevation and floor plans). Landscape Plan Elevations Site Plan ‘Traffic Reports Noise Reports UD Reports and relevant roading information Wind Report Economic Assessment Earthworks Plan including cross sections Earthworks Management Plan Construction Management Plan Land Exchange Agreement or Correspondence Pre-application | For your information: eed «The pre-application process is confidential. © All time spent on this process by Council officers will be charged at arate of $155/hour, with invoicing on a monthly basis or when the resource consent application is lodged. If you would like an update of time spent on the pre-application please contact me. Nathan Keenan Senior Consents Planner Date: 1 August 2016 Please note: Pre-application meetings are conducted on the basis of information available at the ¢. Please note that the provision of further information or changes in project scope may impact on the Council’s view of your application. A pre-application meeting is a voluntary meeting organised by the Council to help you through the consent process. Formal decisions cannot be made during or on the basis of the pre-application meeting and any representations made by the Council are not legally binding. te MW25 24 Operative July 2000 Updated November 2014 WELLINGTON CITY COUNCIL DISTRICT PLAN MAP 0 200 400 800 ee ree 2SdVOU 40 AHOYVYSIH ee 00'08:1 Legend Golden Mile Motorway / State Highway One —— Arterial Road Principal Road Collector Road LeGvOU STTIANOSNHOT AVON STREET 1:3500 Island Bay 4:3000 Johnsonville 1:1000 Island Bay Last Updated 20 December 2013 Primary and secondary frontages == Primary Mill Centre == SecondaryLast Amended 19 November 2014 Cones perarve 27:07:00 B) Johnsonville Height Zones Johnsonville Citi are 12m a ct zene 2 1 eingion City Ds Pl Caner 7 apoie 8APPENDIX 6 COMPLIANCE ASSESSMENT TABLE AND HEIGHT ENCROACHMENT PLANSTANDARD DESCRIPTION COMPLIANCE ASSESSMENT 7.6.1.1 and 7.6.1.2 Noise ‘A Noise Compliance Report has been prepared by Marshall Day Acoustics Ltd and is in Appendix 7 of the AEE. It recommends measures to ensure the noise associated with the operation of two loading areas does not exceed permitted levels. With these ‘measures, the standards will be met and no resource consent is therefore sought to exceed the standards. 7613 Electronic Sound System Noise ‘Any electronic sound systems will be operated in compliance with the standards. No resource consent is therefore sought to exceed the standard 76.14 Temporary Activity Noise ‘Any temporary activities will be managed to comply. No resource consent is therefore sought to exceed the standard. 7615 Parking, Servicing and Site Access The standards that are not fully met are Timited to (i) the width of site accesses in excess of 6m and (ii) the location of the loading areas on the ground floor with access off Broderick Road and Moorefield Road where these are identified on District Plan Map 47 as a secondary road frontage 7616 Lighting In Appendix 14 of the ABE is confirmation by Beca Ltd that with conventional lighting measures, lighting wall meet the standards, No resource consent is therefore sought to exceed the standard. 7617 Hazardous Substances ‘Not applicable. No hazardous installations are proposed. 7618 ‘Seresning ‘The site does not abut or adjoin a Residential or Open Space Area, Exterior storage and waste storage areas will be screened as far as practicable from public space. 7619 Dust ‘No dust will be generated once the Centre has been completed. Dust during demolition, earthworks and construction will be avoided, remedied or mitigated by compliance with the Management Plan conditions ‘proposed in the application 761.10 Electromagnetic Radiation ‘Any activities will comply with the standard. No resource consent is therefore sought to exceed the standard, 762.1 Maximum Building Height ‘The proposed building height is below the permitted building heights except for small areas identified on the attached plan titled “Height Encroachment “Areas”. TO22 Minimum Building Height and Stud Height ‘The standard requires a minimum building height oF ‘7m (measured from existing ground level along the boundary) along primary and secondary road frontages. The proposal substantially meets this standard. A ground floor stud height “one third higher than the upper storeys” is substantially met.7623 Height Control Adjoining Residential Areas Not applicable. The site does not adjoin a Residential Area 7624 Building Mass The proposed building mass within height zone 215, approximately 317,870m? which is less than the permitted building mass of 345,870m’. 7625 Yards ‘Not applicable. The site is not within 10m of the Porirua Stream or within Sm of a waterbody, pond or channel 762.6 Windows Adjacent to Residential Areas ‘Not applicable because the proposal is greater than Sm away from a Residential Area 7627 Primary and Secondary Frontages ‘Verandah cover is proposed along the Johnsonville Road frontage as required as shown on the application plans. Display window standards (7.6.2.7.4-6) apply to the Johnsonville Road frontage and are complied with. Active building edge standards (7.6.2.7.7-10) are complied with. Note that the secondary frontages shown on Map 47 along Gothic Street and out to Moorefield Road will be redundant upon the stopping of Gothic Street and the construction of the proposed Centre 7628 Fixed Plant Noise ‘A Noise Compliance Assessment Report has been prepared by Marshall Day Acoustics Ltd and is in Appendix 7 of the AEE. With conventional noise control measures the operation of all mechanical plant will comply with standards. No resource consent is therefore sought to exceed the standard, 7629 ‘Noise Insulation and Ventilation ‘Not applicable because no noise sensitive activities are proposed, 763 ‘Signs Consent is not sought to exceed the standardsSMTTTIT (COLO STRIDE JOHNSONVILLE SHOPPING CENTRE JOHNSONVILLE SHOPPMIG CENTRE OHNSONVILLE WeLLngTon cry HEIGHT ENCROACHMENT AREASAPPENDIX 7 NOISE COMPLIANCE REPORTMARSHALL DAY JOHNSONVILLE SHOPPING CENTRE Acoustics NOISE REPORT Rp 001 2016453W | 29 July 2016MARSHALL DAY GJ Acoustics Level 2EMC? House 5 Willaston Street PO Box 25442 Featherston Street Wellington 6146 New Zealand Te +64-44903016 F: +68.4.472 1488 ww marshaliy.com Project JOHNSONVILLE SHOPPING CENTRE Prepared for: Johnsonville Shopping Centre RCP c/o ohnsonville Shopping Centre Level 12. 34 Shortland Street Auckland 1010 Attention: Anthony Ellmers Report No.: Rp 001 2016453W Disclaimer Reports produced by Marshall Day Acoustics Limited are based on a specc scope, candtions and limitations, 35, ‘agreed between Marshal Day Acoustics and the Client. Information and/or reports) prepared by Marshall Day ‘Acoustics may not be suitable for uses other than the specie project. No parties other than the lent should use any Information andfor repor(s} without fist conferring with Marshall Day Acoustics, ‘Te advice given herein is for acoustic purposes only. Relevant authorities and experts should be consulted with regard tocompliance with regulations or requirements governing areas other than acoustics. Copyright ‘The canceats and information contained in this document are the property of Marshall Day Acoustics Limited Use or copying ofthis document in whole or in part without the written permission of Marshall Bay Acoustics constitutes an infringement of copyright. Information shal not be assigned toa thicd party without prior consent. Document Control Status: Rev: Comments Date: ‘Author: Reviewer: Approved 29 July 2016S. Arden 8. Wood 0MARSHALL DAY 9 Acoustics TABLE OF CONTENTS 1.0 INTRODUCTION ses 4 20 SUBJECT SITE AND ACTIVITY sn oA 3.0 _ NOISE FROM MECHANICAL PLANT. NOISE PERFORMANCE STANDARGS.... -S 3.1 District Plan Noise Limits ~ Operational Noise 5 3.2 District Plan Noise Limits ~ Construction Noise... on? 3.3. Resource Management Act on? 4.0 NOISE LEVEL PREDICTIONS 8 4.1 Assessment Locations 8 4.2 Noise from Mechanical Services. 9 43 Noise from Vehicle Movements. 9 43.1 Public Roads...... ond 432 CarPark Noise 9 43.3 Loading Dock 10 4.4 Noise from Construction 12 MAL Demolition nrnnsennnna 12 ABZ Earthwork unssnmennnnnnn 12 443 Construction ee 23 444 Noise Level Predictions and Mitigation. 13) 5.0 CONCLUSION... 14 APPENDIX A GLOSSARY OF TERMINOLOGY APPENDIX B PREDICTED NOISE LEVELS " ra 7 > va ‘This document may not be reproduced in full orn part without the writen consent of Marshall Day Acoustics Limited ‘Rp 001 2016453W sca JSC (Noise Report} docx 3MARSHALL DAY 9 1.0 INTRODUCTION Marshall Day Acoustics has been engaged by RCP on behalf of Johnsonville Shopping Centre (JSC) to carry out an assessment of the noise resulting from the development of the Johnsonville Shopping Centre in terms of the relevant noise requirements of the Wellington City District Plan. The objective of this study is to assess the proposed development for compliance against the District Plan noise rules. A glossary of acoustic terminology used in this report can be found in Appendix A, 2.0 SUBJECT SITE AND ACTIVITY The subject site is bordered by Moorefield Road, Johnsonville Road and Broderick Road in the central part of Johnsonville, Wellington. The site covers the majority of this retail triangle, with the exception of Johnsonville Railway Station on its south west side and the land on its north east end, The subject site is zoned Centre under the Wellington City District Plan. The majority of the adjacent sites are zoned Centre, but there are also sites zoned MORA (Medium Density Residential Area), Open Space (A and B) and Outer Residential in close proximity to the subject site. Figure 1is an aerial view showing the subject site (red) and Figure 2 shows the subject site in the context of the District Plan. SUBJECT SITE Figure 1: Aerial view of subject site [Base image: ePlan - Wellington City Council District Plan] — This document may not be reproduced in fullorn part without the written consent of Marshall Day Acoustics Limited Rp 001 2016453W sca JSC (Noise Report.doc a