Attachments of Waitākere Ranges Local Board

Date:

Time:

Meeting Room:

Venue:

Thursday 27 August 2020

4.00pm

This meeting will proceed via Skype for Business.

Either a recording or written summary will be

uploaded to the Auckland Council website.

Waitākere Ranges Local Board

OPEN ATTACHMENTS

ITEM TABLE OF CONTENTS PAGE

1 Deputation - Glen Eden Community House

A. Presentation - Glen Eden Community House 3

2 Deputation - Norm Judd - Regional Parks Management

A. Deputation to the Waitakere Ranges Local Board 4pm 27 August 2020 17

B. Potential outcomes in the 2020 RPMP Review 21

12 New land owner approval to replace the lifeguard tower located at Les Waygood Park, 2A North Piha Road, Piha

A. Site plan 23

B. Plans for surf lifesaving watchtower 25

C. Photos of concrete access ramp 33

D. Plans for access ramp 35

E. Assessment against design guidelines 39

F. Visual assessment by applicant 43

G. United North Piha Surf Lifeguard Tower Consultation submissions from groups 55

H. United North Piha Surf Lifeguard Tower Consultation mana whenua submission / feedback 61

I. United North Piha Surf Lifeguard Tower Consultation submission from United North Piha Surf Lifesaving Club 63

J. United North Piha Surf Lifeguard Tower Consultation comments from individuals 67

K. United North Piha Surf Lifeguard Tower Consultation attachments from individuals 83

13 Approval of the Waitākere Ranges Local Board Plans and Places 2020/2021 Work Programme

A. Waitakere Ranges Local Board - Plans and Places Work Programme 2020/2021 87

14 Approval of the Waitākere Ranges Local Board Community Facilities 2020 - 2023 Work Programme

A. Waitakere Ranges Community Facilities Build Maintain Renew Work Programme 20_23 89

B. Waitakere Ranges Community Leases Work Programme 20_23 107

15 Approval of the Waitākere Ranges Local Board Community Services 2020/2021 Work Programme

A. Waitākere Ranges Community services work programme 2020/2021 109

16 Approval of the Waitākere Ranges Local Board Environment 2020/2021 Work Programme

A. Waitākere Ranges IES Work Programme 2020 2021 127

17 Approval of the Waitākere Ranges Local Board Youth Connections 2020/2021 Work Programme

A. 27 August 2020, Waitākere Ranges Local Board, The Western Initiative Work Programme 2020/2021 131

19 Waitākere Ranges Local Board - Local workshop guidelines to support the conduct of open workshops

A. Workshop Guidelines: Waitākere Ranges Local Board 133

21 Feedback on Emergency Budget 2020/2021 proposed asset recycling of 300 West Coast Road, Glen Eden

A. 28 March 2019, Waitākere Ranges Local Board Disposal recommendations report - 300 West Coast Road, Glen Eden 143

B. 28 March 2019, Waitākere Ranges Local Board Disposal resolution - 300 West Coast Road, Glen Eden 153

22 Urgent Decision - Open Studios Waitākere event - Waitākere Ranges Local Board 2020/2021 Work Programme

A. 17 August 2020: Urgent decision-making Open Studios Waitākere 155

24 Confirmation of Workshop Records

A. Waitākere Ranges Local Board - July 2020 Workshop Records 161

B. Waitākere Ranges Local Board - August 2020 Workshop Records 169

25 Governance Forward Work Programme

A. 27 August 2020, Waitākere Ranges Local Board Governance Forward Work Calendar August 2020 173

Waitākere Ranges Local Board

27 August 2020

Assessment of the proposed Piha lifeguard tower against the Piha Area Design Guidelines and the Waitakere Ranges Heritage Area – Local Parks Design Guidelines

Piha Area Design Guidelines

The proposed design (refer Crosson Architects: United North Piha Lifeguard Service – Tower Plans) has been assessed against the criteria in Section 3.1 Building Design Guidelines of the Piha Area Design Guidelines (September 2010).

Building Design Checklist Criteria

Comments

Assessment (Excellent, Adequate, Not Adequate)

DESIGN WITH NATURE AND SENSE OF PLACE

• Responds to site history, culture, geology and landscape

• Earthworks kept to a minimum

• Energy conscious and renewable materials

• Smaller building footprint than the existing design

• Colours and materiality of the new building respond to the landscape

• The bold robust form stands up the existing landscape and natural environment

• Constructed of materials that can be recycled (concrete)

ADEQUATE

SITING AND LOCATION

• Backdrop of landform or vegetation

• Building(s) do not sit on ridge line

• Location as per existing structure

• Designed to sit below the ridgeline of the ranges

• When viewed from the beach and viewed against the backdrop of the ranges the new structure will appear visually recessive

EXCELLENT

FIT FOR PURPOSE / ACCESSIBILITY

• Design for main user groups

• Robust and adaptable structures

• Barrier free

• Surface design appropriate for climate and classification

• Fit for purpose and designed to meet the needs of the user groups (lifeguards)

• Predominantly of concrete construction. Concrete is more hardwearing than the materials of the current design. Concrete has the following properties:

o Highly durable

o Does not rust, rot or burn

o It can withstand high temperatures

o It is resistant to wind and water

o Non-combustible

o Provides effective soundproofing

The above make it an ideal building material and will result in a building that is conformable for its users, and appropriate within Piha’s often rugged and windswept coastal environment.

EXCELLENT

FORM

• Tie into the natural landform

• Roof profile - small number of peaks rather than one large

• Smaller footprint that existing design

• Clean lines and less visual clutter at the base of the building than the existing building

EXCELLENT

AESTHETICS

• Design enhances appeal of the natural environment

• Design acclimatises people to the setting

• Unorthodox and bold design. A departure from traditional forms

• Design aesthetic speaks to and responds to the rugged character of the west coast coastal environment

• Robust materiality (concrete) is appropriate in this natural environment

ADEQUATE

COLOUR AND TEXTURE

• Materials and colours that blend with the local landscape

• Natural materials chosen that weather with time

• Concrete with a textured finish and dark oxide is sympathetic with the surrounding landscape i.e. black iron sand of the beach, the dunes, rocky headlands and the backdrop of the Waitakere Ranges

EXCELLENT

SCALE AND BALANCE

• Building scale relative to location

• Relative to human scale

• In context of other developments, buildings and structures within the vicinity.

• Building appropriate to location

• Similar size to existing design (smaller footprint but taller structure)

• Building relative to human scale

EXCELLENT

VISIBILITY

• Site lines and view shafts maintained

• Create new visual cues towards structures when proposing new development

• Located in the same location as the existing tower so no change in viewpoints

• Similar design to clubrooms, consistent design language

EXCELLENT

CLUSTERING AND ECOLOGICAL FOOTPRINT

• Footprint of building kept to a minimum

• Clustering of structures

• Reduced building footprint

• Clean design with less visual clutter (particularly at the base of the structure) than the existing

• No other buildings in the area, and none proposed

EXCELLENT

SAFETY

• Community ownership of asset encouraged

• Building in close proximity to high activity areas to encourage informal surveillance

• By its very nature the use of the building is improving safety and surveillance of the beach

EXCELLENT

MAINTENANCE

• Regular maintenance can be undertaken with ease

• Cost efficient design

• Flexible to seasonal change, weathering and erosion

• Construction materials should be easily transported to the site

• Vandalism deterrent strategies should be considered

• Building can be easily accessed from clubrooms

• Concrete structures are low maintenance and have lower maintenance costs than timber or steel structures.

• Use of precast elements (concrete pipes) that can be easily transported to site. Easy access to site and ability to use a crane from access ramp

• Structure is more resistant to natural processes than the traditional design

• Concrete exterior can be treated with graffiti guard to help with removal of any tagging

• Use of durable building material more resistant to vandalism and damage

• Cylindrical post (containing stepped access to tower) is non climbable compared to the traditional design

EXCELLENT

CULTURAL HERITAGE

• Respect cultural heritage sites (refer to section.4.5)

• No cultural heritage sites identified

EXCELLENT

Waitakere Ranges Heritage Area – Local Parks Design Guidelines

The proposed design has also been assessed against the criteria in Section 3.6 Buildings, Shelters and Toilets of the Waitakere Ranges Heritage Area – Local Parks Design Guidelines (December 2018).

Design Guideline

Comments

ACCEPTABLE / UNACCEPTABLE

Ensure good siting

• keep built structures to a minimum in order to minimise impacts on the natural character of the park

• consider the location in the context of the whole park

• consider how an area can accommodate an increase in use and supporting infrastructure such as paths, buildings and parking. These structures can increase the pedestrian and vehicular traffic in an area, placing a strain on sensitive environments

• set buildings into the landscape and avoid prominent locations such as ridgelines in order to minimise negative visual impacts

• combine or cluster built structures together to minimise their overall visual impact

• locate buildings against a backdrop of vegetation and low foreground vegetation to lessen their visual impact

• consider the appropriateness of siting buildings on or near heritage or cultural features

• No other buildings in the area, and none proposed

• Location as per existing structure

• Similar size to existing design (smaller footprint but taller structure)

• Is a replacement building and won’t be changing the level of access or increasing use

• The location is appropriate as it is close to the clubrooms (30m) and can maintain a viewpoint of the whole beach

• Designed to sit below the ridgeline of the ranges

• When viewed from the beach and viewed against the backdrop of the ranges the new structure will appear visually recessive

• Clean design with less visual clutter (particularly at the base of the structure) than the existing

• No cultural heritage sites identified in the area

ACCEPTABLE

Ensure access and usability:

• identify the range of likely user groups and their particular needs and requirements. Design multi-use buildings and structures where possible, to ensure the broadest possible usage

• design buildings to be universally accessible to people of all ages and physical abilities

• provide minimum basic facilities, including soap, in all public toilets to support healthy communities

• Fit for purpose and designed to meet the needs of the user group (lifeguards)

• No other user groups have been considered and a multi-use building would not be appropriate.

• Building can be easily accessed from clubrooms and the clubroom facilities are available to lifeguards

ACCEPTABLE

Ensure safety and visibility:

• locate buildings in close proximity to activity areas to encourage passive surveillance and optimise use

• encourage community ownership of the asset

• By its very nature the use of the building is improving safety and surveillance of the beach

ACCEPTABLE

Ensure sense of place and right materials:

• ensure the building responds to the each park’s history, culture, landscape and local community

• use materials and colours that blend with the local landscape

• consider building cladding that integrates with the surrounding environment

• consider how resistant building cladding is to graffiti

• consider natural materials that weather with time

• direct views from building, shelter and toilet entrances out towards the landscape, to reinforce important vistas and view shafts

• Unorthodox and bold design. A departure from traditional forms

• Similar design to clubrooms, consistent design language

• Located in the same location as the existing tower so no change in viewpoints

• Colours and materiality of the new building respond to the landscape

• The bold robust form stands up the existing landscape and natural environment

• Design aesthetic speaks to and responds to the rugged character of the west coast coastal environment

• Robust materiality (of concrete) is appropriate in this natural environment

• Concrete with a textured finish and dark oxide is sympathetic with the surrounding landscape i.e. black iron sand of the beach, the dunes, rocky headlands and the backdrop of the Waitakere Ranges

• Concrete exterior can be treated with graffiti guard to help with removal of any tagging

• Use of durable building material more resistant to vandalism and damage

• Cylindrical post (containing stepped access to tower) is non climbable compared to the traditional design

ACCEPTABLE

Achieve sustainable building design:

• incorporate energy efficient design principles and renewable or recycled materials

• use site generated power where possible

• incorporate sustainable water use features, such as low flush toilets, low volume shower heads, on-demand washbasin taps and bore or tank water

• collect rainwater for toilet flushing or irrigation

• incorporate green or living roofs for stormwater detention and filtration

• Constructed of materials that can be recycled (concrete)

• No services will be used within the building

ACCEPTABLE

Ensure ease of maintenance:

• enable regular maintenance to be undertaken with ease, including easy access for service vehicles

• use robust materials to deter vandalism

• ensure all built elements, materials and facilities can be serviced by New Zealand based contractors

• use materials that are a resistant to weathering and erosion

• Building can be easily accessed clubrooms

• Use of precast elements (concrete pipes) that can be easily transported to site. Easy access to site and ability to use a crane from access ramp

• Predominantly of concrete construction. Concrete is more hardwearing than the materials of the current design. Concrete has the following properties:

o Highly durable

o Does not rust, rot or burn

o It can withstand high temperatures

o It is resistant to wind and water

o Non-combustible

o Provides effective soundproofing

• Concrete structures are low maintenance and have lower maintenance costs than timber or steel structures.

• Structure is more resistant to natural processes than the traditional design

• Concrete exterior can be treated with graffiti guard to help with removal of any tagging

• Use of durable building material more resistant to vandalism and damage

• Cylindrical post (containing stepped access to tower) is non climbable compared to the traditional design

The new proposal for the Piha Lifeguard tower is a departure from the traditional design. However, when assessed against the building design criteria and the design guidelines in both the Piha Area Design Guidelines and the Waitakere Ranges Heritage Area – Local Parks Design Guide, it is an acceptable proposal.

The design of the proposed tower is simple, functional, robust and fit for propose. It will provide a comfortable and sheltered work environment for its users. In regards to the colour and materiality of the new tower, the proposed materials will ensure this structure blends in with the existing environment. Finally, from a maintenance and durability point of the use of concrete has advantages over traditional timber and steel construction.

Waitākere Ranges Local Board

27 August 2020

mark@encompassdesign.co.nz / 027 290 2811

11 February 2020

United North Piha Lifeguard Service

North Piha Road

Visual Assessment of Surf Life Saving Tower

___________________________________________________________________________________

1.0 Introduction

In response to Auckland Council’s Section 92 request, the following report addresses the potential visual effects of the proposed surf life guards tower on the natural landscape character of Piha Beach. The tower replaces an existing structure that is on the boundary of the Unitary Plan’s Outstanding Natural Features and Outstanding Natural Character overlays. The overlay takes in Piha Beach and its headlands and islands and on the landward side of the tower, there is an SEA (Significant Ecological Area terrestrial overlay). This report addresses the outstanding natural features and character overlays.

In order to assess the landscape and visual effects, I have carried out several site visits, taken photos and gathered site information. I have walked the entire length of the beach and surrounding roads but my assessment focuses predominantly on the effects on the landscape character.

The proposed tower replaces the existing timber structure and is approximately 1000mm higher due to natural changes of the height of the sand dunes. The new tower will be constructed of concrete with a textured, black oxide finish (refer architect’s drawings)

The report is set out as follows:

1. Introduction

2. Description of Proposal

3. Site Description

4. Site Context and Landscape Character

5. Assessment of Landscape and Visual Effects

6. Conclusion

2.0 Description of Proposal

The proposal is to provide a functional surf life guard tower that replaces the existing dilapidated structure. The new structure will be constructed of pre-cast concrete with a black oxide finish and consists of a spiral access column and cylindrical viewing tower of approximately 4500mm in diameter. Visually, the structure will appear as a wider cylinder approximately 3200mm high sitting on a column approximately 5000mm above the ground. The tower is approximately 9000mm high and has an oblong window with low reflective or tinted glass (Refer Crosson Architect’s plans).

The tower visually complements the surf club building to assist with the buildings being readily identified as part of the surf club facility.

3.0 Site Description

The tower is located in the sand dunes which are undulating and covered with a mix of exotic and native species. The dune species include pohuehue, spinifex, knobby club rush and pingao closer to the beach and karo, pohutukawa, taupata further inland. Exotic weed species lupin and various grasses are also present. The tower is approximately 5 metres above the beach but this varies given changes in the dunes over the years.

4.0 Site Context and Landscape Character

To the west of the tower the dunes extend for approximately 50 metres before dropping approximately 5 metres to the beach which stretches (at low tide), some 200 metres before meeting the Tasman Sea. Behind the tower approximately 30 metres to the east, is the surf club and behind the tower there are no residential dwellings, just ancillary buildings, Piha Pre- School and to the south, the open space of Les Waygood Park.

In line with the surf club a single row of residential dwellings extend to the north for about 250 metres before reaching North Piha Esplanade. The esplanade reserve also extends south along the dunes between the beach and the dwellings.

On the eastern side of North Piha Road, the character is more vegetated due to an increase in larger scale vegetation (mainly pohutukawa, karaka and Karo), amongst the dwellings that front onto the road. In most cases there is a second layer of lots behind the road frontage properties but many of these don’t have buildings and where there are buildings, the sites are well vegetated with predominantly pohutukawa and the natural vegetation and landform dominates the landscape. From the beach, the dunes obscure views of the buildings on the seaward side of North Piha Road and the vegetated slopes dominate the scene.

The landscape character is typical of Auckland’s west coast beaches, a mixture of natural beauty with the ever present and continuously changing Tasman Sea. The west coast beaches vary, while some parts of the beaches are a mixture of nature and manmade structures, others are relatively unmodified as has been the case for many years. For instance, at both the north and southern ends of Piha undeveloped and unmodified bays and headlands exist and between these the baches are scattered around the coast in formal rows where the topography permits and then more informally nestled on the hill sides. Behind the baches, in most cases the ridgeline is clear of the built form and the regenerating slopes of the Waitakere ranges is a dominant feature and forms the backdrop to the proposed tower. North Piha beach is visually “contained” by the Waitakere Ranges and Te Waha Point to the north and Lion Rock to the south.

As noted above, the topography, especially the existing dunes, natural rock outcrops and vegetation, manipulates our landscape experience by obscuring views in some cases and opening up views in others. At the north end of the beach, the headland and the absence of buildings creates a more “natural” experience and to the south baches become more prevalent and the experience changes with the introduction of built elements to the natural character of the beach, dunes and Waitakere Ranges.

5.0 Assessment of Landscape and Visual Effects

The following assessment addresses key factors that influence the potential visual impact of the proposed tower on the natural character of Piha. I have used Auckland Council Geomaps to estimate distance and establish locations from which the photos have been taken. All photos were taken with a 50mm lens.

Viewing Audience

Potential viewing audiences have been include holiday home or house owners in the vicinity and beach users.

Visual Catchment

The visual catchment of the site has been assessed from both the beach at low tide and from the surrounding roads. From the beach, the visual catchment is restricted by distance, existing vegetation, Natural landforms and topography.

From the road, the visual catchment is restricted by existing building, vegetation, viewing orientation and topography.

Visual Assessment

From site observation and as demonstrated in the appended photographs, the proposed tower has restricted visibility to approximately 300 metres from the proposed tower. The presence of the vegetated dunes further restricts views to locations beyond the base of the dunes (approximately 60 metres directly out from the tower). In summary, the tower is visible from an area of approximately 600 metres along the length of the beach (300 metres each side of the tower) and from the beach directly in front of the tower. From approximately 50 metres in a north or south direction, from the base of the dunes views of the tower are obscured.

The base of the tower is largely obscured by existing vegetation and the dunes, apart from when in close proximity to the tower. The tower is always viewed with a backdrop of the vegetated foothills that are a similar hue to the proposed tower and existing buildings. In comparison to the existing buildings, the tower is recessive largely because it doesn’t have a reflective roof. In comparison to existing buildings the visual impact of the new tower will be negligible.

Existing and New Tower (A Comparison)

The existing factors mentioned above are valid for the new tower but in addition the tower is a simpler form, constructed of more recessive materials of dark textured concrete. The materials, colours and finishes of the tower are of a similar hue to the iron sand of the beach and Waitakere Ranges. Given the scale of the landscape and existing background features such as buildings and the foothills, the increase in height of the new tower for functional reasons, will be barely discernable.

The proposed structure will generally be more recessive, especially when viewed from the beach. It is only when viewed from a distance of approximately 30 metres that the new tower appears more “solid” but potential negative effects on landscape character are minor especially when the tower is viewed in the context of the new clubrooms.

6.0 Conclusion

The proposed tower will not have a negative visual impact of the existing natural landscape character of Piha Beach or the Waitakere Ranges. It is located on the boundary of the Outstanding Natural Features and Outstanding Natural Character overlays and is a simpler form, constructed of recessive materials and will be more visually recessive.