The Full Précis of the Landscape Statement

1.0 INTRODUCTION

This report describes the proposed subdivision of a 39.383ha property by The Delta Te Anau, and documents a brief landscape and visual impact assessment of the proposal. The site location is shown in Figure 1 attached.

2.0 THE PROPOSAL

2.1 Description

The Delta Te Anau is seeking consent to subdivide Lots 2 and 3 SO 11693 into 240 residential allotments situated between Aparima Drive and the Lake Te Anau foreshore. A plan of the proposed subdivision is contained in Figure 2 attached.

Of the 240 lots proposed, 195 of them will be available for the erection of dwellings, while the other 45 lots are intended for 'mixed use'.

An area breakdown of the proposed subdivision is shown below.

Theme Area	Land Use	Totals and Average Size
Reserve	79938 msq	20.3%
Mixed Use	32360 msq	8.2% 45 lots averaging 715m.sq
Residential	183455 msq	46.6% 195 lots averaging 940m.sq
Road Reserve	98074 msq	24.9%
Totals	393827 msq	100%

2.2 Access

The subdivision will be accessed from Aparima Drive at two points 218m apart as shown in Figure 2. Neighbouring developments have been considered in the design of this subdivision with regards to future connecting roads.

2.3 Variation of section sizes

The proposal includes sections from 500 square metres through to 1,700 square metres. A full list of the lot sizes is provided in Appendix A attached.

2.4 Central Neighbourhood

A wide street runs northeast to southwest through the centre of the development and will act as a focal point to the subdivision. This street contains smaller sections designated as mixed use. It has wide visual and physical access onto the main reserve accessing Lake Te Anau.

2.5 Pedestrian Circulation

The distance from the central neighbourhood to the furthermost proposed sections is approximately 400m. There are no cul-de-sacs or any other 'no exit' streets proposed. Most road reserves will provide sufficient space for a 1.2 metre wide footpath on both sides of the carriageway. A walkway is also proposed around the outside of the subdivision linking an existing path (that currently ends at Aparima Drive) with the lake and proposed reserve to the west. The existing footpath is shown in Figure 2 also.

2.6 Reserves

Approximately 20% of the site has been set aside for reserve purposes. These reserves are to be vested with the Southland District Council. The largest reserve is 3.0597 hectares. Its purpose is to connect the main street with the lake foreshore, to maintain views of the lake and mountains, to provide a focal point for the subdivision, and to provide for passive recreation. Other smaller reserves are located throughout the site to provide for neighbourhood amenity and passive and active recreation.

3.0 THE EXISTING LANDSCAPE ENVIRONMENT

3.1 Topography

The site sits entirely on a delta formed by the Upukeroa River, approximately 40 to 60 metres from the southeastern edge of Lake Te Anau. 5km to the south is The Outlet where the lake discharges into the Waiau River and Lake Manapouri. The site faces west towards Mount Luxmore (1472masl) and north with a clear view across the lake towards Garden Point and Centre Island. The site is bounded to the southeast by Aparima Drive (approx 211masl), and to the northwest by Lake Te Anau. The total slope downward from Aparima Drive across the site towards the lake is only 5-6m, or less than 1:100.

3.2 Aspect

With the downward incline running across the site to the northwest, the site aspect stretches from the northeast around to the southwest.

3.3 Land Use

The site was formerly part of a dairy farm supplying milk to the Te Anau Basin. LandCorp acquired the property in the 1960's and in recent times it has been farmed as a sheep and beef unit. The original vegetation on the site was probably red tussock with scattered wetlands and patches of beech forest. It is now almost entirely covered with exotic pasture grasses.

3.4 Physical Access to the lake

Lake Te Anau represents an important recreational resource to the local residents and visitors to Te Anau. Access to the lake by boat is currently from the marina at Bluegum Point and from jetties on the western side of Te Anau. Pedestrian access to the lake is possible all around the lake edge bordering the Upukerora delta, although in many areas this access narrows to a 20m esplanade strip between the lakefront and privately owned land.

3.5 Views of lake and mountains

Te Anau is currently known as the gateway to Fiordland, the largest world heritage park in New Zealand. The key views from the town are in a wide arc from the southwest to the north of the site with views to Mount Luxmore, the Jackson Peaks and across Lake Te Anau towards the Murchison Mountains.

3.6 Pedestrian circulation in the town

Te Anau is very much a pedestrian friendly town. It has a level topography, and residents and visitors can enjoy walking the quiet streets. The site of the proposed subdivision is approximately 1km from the existing town centre and is immediately east of land set aside for waterfront reserve (see Figure 2 for the location of this reserve). There is an existing footpath running through the new neighbouring subdivision to the southeast that ends abruptly at Aparima Drive.

3.7 Existing Demand for Housing in Te Anau

Te Anau currently has around 1100 dwellings. Current building consent applications indicate that the number of dwellings is growing by approximately 7% annually. At this rate, Te Anau will require 680 sites for new dwellings by 2010 (source, Southland District Council, 2003). This is considered a conservative estimate.

3.8 Lot Size and the Market

Lot size is a significant influence on the potential demographics of a purchaser. Subdivisions with lots of a uniform size tend to attract more uniform and undifferentiated section of the market. Uniform lot sizes either exclude the buyer looking for a small section to build a crib, or the professional couple looking for a holiday home with a large garden for their young family. Community development can be helped by creating a range of lot sizes to attract purchasers from right across the social, economic and age spectrum. Figure 3 shows a selection of the existing section sizes close to the site. They can be divided into the 'old' and 'new' sections of the town. The older sections, along Dusky, Bligh, Matai and Howden Streets, are all in the vicinity of 800 square metres in area, while the new sections in the latest development southeast of the site are generally 2,000 square metres or more in area. Current zoning of the site allows for allotments of an average of 2ha with a 1ha minimum

3.9 Planning Context

The site is located within the Te Anau Transitional Resource Area of the operative Southland District Plan. The plan states that the subdivision of sites to below an average of 2 hectares in size (with a 1ha minimum) is considered a discretionary activity in this area (once reticulated). The average area of the proposed subdivision allotments is 898m2. It is noted that a reticulated sewage disposal system is to be put in place by the developer, and it is expected that ground water quality standards will be maintained. In the context of visual effects, the issues, policies, objectives and rules of the District Plan relevant to this proposal are:

3.6.2 (refers to District plan) "The inappropriate location and design of subdivisions can adversely affect natural features and landscapes."
Policy SUB.12 "To ensure that subdivision preserves natural values as far as
practicable."
Rule SUB.3 J "the need to preserve the natural amenity created by the backdrop of
native bush."
"recognise the visual significance of the National Park."
"protect the open character of rural scenes."
4.2.2 "Residential development in these areas can adversely affect visual
amenity…"
TRA.4 "Structures are to be finished in tones and colours which are not it in contrast
with the surrounding landscape…"
"No structure may break the skyline when viewed from the adjoining Urban Resource Area."
4.2.5 "Retention of reasonable level of open space and visual amenity."

4.0 VISUAL EFFECTS OF THE PROPOSAL

The Landscape Architect involved in this project undertook an inspection and assessment of the site on 19 June 2003. An Olympus SLR digital camera was used with the lens set to 13 (equivalent to 50mm focal length in a standard SLR). Photomontages have been created using 'photo-stitch' software. The proposal was assessed for the extent that views to the mountains and lake were blocked.

4.1 Viewpoints

Figure 4 shows the location of the four photographic viewpoints surrounding the site from which the Landscape Architect assessed the landscape impact of the proposal. These sites were chosen because they represent the range of views into the proposed subdivision from nearby public places.

4.1.1 Viewpoint 1

This shows the view along the lake edge from the southwest corner of the site. A low density subdivision with lots averaging 2ha could realistically have 13 allotments along the entire lake frontage (based on 1ha sections of 50x200m). The proposed subdivision has 16 much smaller allotments (averaging less than 30 metres wide) along the lake frontage with a 3ha reserve in the centre of the lake edge bordering the site. The visual effects for these two scenarios would be reasonably similar, with the proposed subdivision having the advantage of a large section of lakeside open space protected from further residential development. This is important when considering the view not only from viewpoint 1, but also from vantage points on the lake. Note that in the photograph light coloured houses along Matai Street are presently visible at a distance of 700 metres away.

4.1.2 Viewpoint 2

This shows the view from the corner of Dusky Street and Bligh Street. The site is 320 metres from the viewpoint. There is a property also zoned as Transitional Urban Resource Area in the District Plan between the viewpoint and the site. The willow trees are a reference point at the northwest corner of the site. This view would change as a result of dwellings being built on the site. Views to the Murchison Mountains would not be screened by new housing, but Lake Te Anau would no longer be visible to the north. It is likely that the effects of the loss of visibility of the lake to the north would be similar to that created by a low density subdivision of allotments averaging 2ha in size with buildings and normal garden and shelter plantings.

4.1.3 Viewpoint 3

This viewpoint is located on the corner of Howden Street and Aparima Drive, and shows views of the mountains to the west and the lake to the north. Any blockage effects on views of the mountains would be less than minor. Lake views to the north would be lost. The proposed road and reserve layout provides for the protection of lake views directly down Howden Street. It is noted that because the site is only several metres above the lake level, views to the north of the lake would be lost even with a low density subdivision with buildings and normal garden plantings.

4.1.4 Viewpoint 4

This viewpoint is toward the site from the east. The road in the photo is Aparima Drive. With either the proposed subdivision layout, or a low density subdivision of 2ha allotments (average size), the views of the mountains would be retained. Also, under both scenarios the lake views would be lost due to housing and normal garden plantings.

4.2 Visual Effects Summary

Overall, there will be a change in landscape character of this site from one of pastoral farming to residential. The visual effect of the proposed subdivision is likely to be not too dissimilar to that of a low density subdivision also allowed as a discretionary activity in the Transitional Resource Area in the Southland District Plan. This is because:

The effects on the views to mountains within the National Park would be less than minor for either the proposal or a low density subdivision
The site is only several metres above the lake level, and with either the proposed or a discretionary activity subdivision, views of Lake Te Anau to the north would be lost. The views would be blocked either by buildings in the proposal, or by buildings and normal garden plantings in a low density subdivision
Within the proposed subdivision, views to Lake Te Anau from northwest streets would be protected by locating reserves at the ends of these streets
The quantity of houses on the lakefront is comparable, with the proposal protecting 3ha of open space at the waters edge for public access from where there will be unobstructed views of the lake and the mountains.

4.3 Mitigation

It is noted that the most important mitigation measures of protection of views, wide visual and physical access to the lake, and provisions for open space have been incorporated into the design.

5.0 SUMMARY AND CONCLUSION

While protection of the natural character of the broader Te Anau basin is paramount, the policies in the district plan anticipate the growth of the town both in visitor numbers and residents. This proposal represents a ‘site sensitive’ development in line with objectives and policies set out in the Southland District Plan and the Non-regulatory Developer Guidelines (draft for the Te Anau Ward).

Key points of the proposal that are consistent with the outcomes sought through the district plan are:

Access to the lake is permanently protected
No structures will break the skyline
Section sizes provide a wide range of dwelling style, size and orientation options
20% of the total site area is proposed to be set aside for reserve purposes, including a large central reserve that would have clear views to the north across the lake and west to the mountains
A road layout that protects views of the mountains and the lake within the subdivision, and provides linkages with potential neighbouring developments
Additions to the existing pedestrian network in Te Anau
The number of dwellings that have the potential to be seen bordering the waterfront is similar to that which could be potentially viewed if 1ha allotments were created there.

It is believed the proposed Lakeside Estates will make a positive contribution to the Te Anau township and basin. In conclusion, the extent of the potential landscape and visual amenity effects likely to arise from the proposed subdivision, when compared to a low density subdivision of lots averaging 2ha, are considered no more than minor.

References:

Conservation Management Strategy. Department of Conservation, Invercargill 2000.

Non-Regulatory Developer Guidelines. Te Anau Ward (draft). Southland District Council. 2003

Southland District Plan (operative: updated 2001)


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