Proposed Holiday Inn Express at Corners of Stanley, Sydney and Melbourne Streets Queenstown

Transcription

1 Applicaion as Noified 155 Proposed Holiday Inn Express a Corners of Sanley, Sydney and Melbourne Srs Qunsown Resource Consen - Archiecure and Urban Design Repor GSPublisherEngine

2 Applicaion as Noified 156 File: File Pah: M:\Projecs\Acive Projecs\1514 Pro-inves Developmens Visior Accommodaion Qn\CAD\Resource Consen Mapping\Proposed Holiday Inn Express Urban Design Repor.pln Index - Archiecure and Urban Design Repor Urban Design analysis diagrams Design Paramrs Holiday Inn Inn Express Express Proposed The Sie Holiday Inn Express Qunsown The Sie Qunsown Lakes Disric Council; Disric Plan Qunsown Lakes Disric Council; Disric Plan UDR UDR UDR UDR 03 Design Approach Scale and Layou Archiecural Form UDR 04 UDR 06 Urban and naural conex Relaionship wih he perimr of he sie Relaionship wih he landscape Relaionship wih neighbours Assessmen in erms of he QLDC Operaive Disric Plan UDR 09 UDR 12 UDR 13 UDR 14 Conex; Views Conex; Pahs Conex; Nodes Conex; Disrics Conex; Landmarks Conex; Proximiy Conex; Edges Conex; Parking and Grn Space Neighbourhood; Pahs Neighbourhood; Disrics Neighbourhood; Proximiy Neighbourhood; Edges Neighbourhood; Grn Space Neighbourhood; Erraics UDR 21 UDR 22 UDR 23 UDR 24 UDR 25 UDR 26 UDR 27 UDR 28 UDR 29 UDR 30 UDR 31 UDR 32 UDR 33 UDR 34 Proposed Holiday Inn Express a Corners of Sanley, Sydney and Melbourne Srs Qunsown R e s o u r c e C o n s e n 1 5 /0 3 / S h e e 2 of 3 6 Level 3, 1 7 C h u r c h S r e e, Q u e e n s o w n I m c a u l i f f e s e v e n s.c o.nz P Revision 1 GSPublisherEngine

3 Applicaion as Noified 157 File: File Pah: M:\Projecs\Acive Projecs\1514 Pro-inves Developmens Visior Accommodaion Qn\CAD\Resource Consen Mapping\Proposed Holiday Inn Express Urban Design Repor.pln Archiecural and Urban Design Repor A kineic inerplay of ice and rock How he proposed Holiday Inn Express Qunsown is in kping wih is conex DESIGN PARAMETERS The principal design paramrs ha inform he oucome: Holiday Inn Express The Holiday Inn Express is an inernaional brand hoel ha is disribued widely around he world. The brand has recenly bn inroduced ino Ausralia and New Zealand wih six properies jus compl or nearing compleion and in developmen in Ausralia. The proposed Holiday Inn Express Qunsown will be he firs propery developed in New Zealand. A second is soon o follow in Auckland. The hoels are being inroduced o Ausralia and New Zealand by Pro-inves Developmens from Sydney. To he benefi of hese hoels Pro-inves fully develop, own and operae he properies. This is differen o he more common paern where new hoels are generally subjec o differing developers, owners and operaors. The produc primarily comprises sandard sudio Qun and Twin gues room modules, in he order of 20 square meres. These gues rooms are duplicaed across he propery. The produc does no include resauran or banque faciliies, bu does include breakfas buffe and marke panry. Finess, ming and gues laundry faciliies are also included, commensurae wih he scale of he hoel. As per he brand sandard for he Ausralia and New Zealand properies, he hoels ofen include a feaure Grea Room ha is cenral o he hoel and where all public aciviies are co-locaed. This room includes he recepion, breakfas dining and beverage faciliies. A Grab n Go faciliy is also included in his space where a ligh food menu is available. Typically, as is predominanly he case in Ausralia and probably Auckland, he properies are verical muli sorey buildings wih gues rooms disribued each side of a single (double-loaded) corridor. Each floor level is much he same as he oher, ofen elevaed above a podium. In Ausralia he hoels range from 7 above ground levels (nominally 25 meres all) o 32 above ground levels (nominally 100 meres all). Proposed Holiday Inn Express Qunsown Consisen wih he brand, i was required ha he Qunsown Holiday Inn Express achieve an excess of 220 rooms/keys. In Ausralia, he hoels range bewn 192 and 345 keys (sandard Qun and Twin rooms, plus accessible rooms wih Qun beds) and generally service he corporae marke. However in difference o he Ausralian model, he proposed Hoel for Qunsown responds o he local predominanly leisure marke and also includes a seleced number of larger Double-Double (win double bed) rooms and duel module King Suies alongside he sandard room modules, wihin he key coun. Also unlike he oher Holiday Inn Express hoels, he Qunsown hoel is required o have saff accommodaion wihin he building for abou 12 people. In undersanding he Qunsown Lakes Disric Plan ha limis he abiliy for creaion of all repeiive muli sorey buildings, such as being developed in Ausralia, i was anicipaed ha he hoel would likely have a horizonal orienaion raher han verical. DESIGN PARAMETERS HOLIDAY INN EXPRESS Proposed Holiday Inn Express a Corners of Sanley, Sydney and Melbourne Srs Qunsown Resource Consen 15/03/2017 Sh 3 of 36 Level 3, 17 Church Sr, Qunsown I mcauliffesevens.co.nz P UDR 01 Revision 1 GSPublisherEngine

4 Applicaion as Noified 158 File: File Pah: M:\Projecs\Acive Projecs\1514 Pro-inves Developmens Visior Accommodaion Qn\CAD\Resource Consen Mapping\Proposed Holiday Inn Express Urban Design Repor.pln The sie The locaion ha was chosen for he proposed Hoel is a he corner of Sanley, Sydney and Melbourne Srs on he edge of he own cenre of Qunsown. The sie is bounded by hese srs plus one inernal boundary ha adjoins he exising Millennium Hoel. The sie is a recangular shape of 5,615 square meres wih opposing Sydney Sr and Millennium Hoel boundaries nominally 82.5 meres and he opposing Melbourne and Sanley Sr nominally 69.5 meres, a proporion of 1:1.2. The longer boundaries lie on a norh-eas/souh-wes axis and he axes of he shorer boundaries lie norh-wes/souheas. The gradien of he sie falls o he souh-wes from Melbourne Sr o Sanley Sr a a reasonably even gradien of approximaely 5.6 meres. There are a number of large rs on he sie plus wo small scale buildings wih adjoining shed srucures. One building was a very old privae residence which has recenly bn removed. The remaining building has bn operaing as back-packer accommodaion, bu was once he Qunsown maerniy home. There are ground level views from he sie o he iconic mounain peaks; Double Cone of he Remarkables, Bowen Peak, Ben Lomond, Waler and Cecil Peaks. The sie is predominanly surrounded by exising visior accommodaion. However here remains a number of smaller scale residenial properies on he opposie side of Melbourne Sr o he norh eas, in which some visior accommodaion is included. Sanley Sr is he main Sae Highway (SH6A) roue of ravel ino cenral Qunsown. However i is likely ha someime in he fuure he Sae Highway will be shifed o Melbourne Sr, also adjoining he sie. Sydney Sr is a low use connecor sr ha currenly provides for on sr car parking. DESIGN PARAMETERS THE SITE Proposed Holiday Inn Express a Corners of Sanley, Sydney and Melbourne Srs Qunsown Resource Consen 15/03/2017 Sh 4 of 36 Level 3, 17 Church Sr, Qunsown I mcauliffesevens.co.nz P UDR 02 Revision 1 GSPublisherEngine

5 Applicaion as Noified 159 File: File Pah: M:\Projecs\Acive Projecs\1514 Pro-inves Developmens Visior Accommodaion Qn\CAD\Resource Consen Mapping\Proposed Holiday Inn Express Urban Design Repor.pln Qunsown Lakes Disric Council; Disric Plan The sie and herefore he projec come under he auhoriy of boh he Qunsown Lakes Disric Council (QLDC) Operaive Disric Plan and Proposed Disric Plan. The Proposed Disric Plan was noified in Augus 2015 and Hearings o consider submissions on he Plan commenced in 2016 and will coninue hrough The applicable Objecives, Policies and Rules vary from one Plan o he oher. Boh Plans will be aken ino consideraion by he QLDC when an applicaion for Resource Consen is submied. In accordance wih hese Plans a summary of he bulk and locaion rules ha influence he design is as follows: Rule/Sandard Building Coverage Minimum Boundary Sebacks Coninuous Building Lengh Landscape Coverage Landscaped permeable surface coverage Building Heigh Floor Area Raio Recession Plane Operaive Disric Plan Max 70% of sie area wih max building fooprin of 65%. Seback from Roads; 4.5 meres plus one seback of 4.5M and all ohers 2.0M for inernal boundaries. Max 16M and aggregae of 30M. Includes specific guidance as o breaks wihin 30M. Min 20% of sie area. Trafficable areas can be included. A leas half of min Landscape Coverage o be permeable. Max 8.0M. No included. All boundaries; 25 commencing a 2.5M above ground level. Proposed Disric Plan Max 70%. All boundaries; 2.0 meres. Max 30M where façade above one sorey. No Included. Min 20% of sie area. 3 Soreys wihin a max heigh of 12M; or 4 Soreys wihin a max heigh of 15M bu o achieve 4 Grn Sar Raing. Gross Floor Area no o excd 2.0 Inernal boundaries only; 45 commencing a 2.5M above ground level. DESIGN PARAMETERS QUEENSTOWN LAKES DISTRICT COUNCIL; DISTRICT PLAN Proposed Holiday Inn Express a Corners of Sanley, Sydney and Melbourne Srs Qunsown Resource Consen 15/03/2017 Sh 5 of 36 Level 3, 17 Church Sr, Qunsown I mcauliffesevens.co.nz P UDR 03 Revision 1 GSPublisherEngine

6 Applicaion as Noified 160 File: File Pah: M:\Projecs\Acive Projecs\1514 Pro-inves Developmens Visior Accommodaion Qn\CAD\Resource Consen Mapping\Proposed Holiday Inn Express Urban Design Repor.pln Design Approach The design approach ha has informed he design: Scale and layou The programme for he new hoel is fundamenally informed by he repeiive predrmined sandard guesroom module of nominally 3.1 x 6.5 meres (as applicable o he Holiday Inn Express produc) and he pragmaic requiremens for provision of well-organized circulaion o access he guesrooms. The mos efficien circulaion soluion being he double-loaded corridor, where guesrooms are locaed each side of a cenral corridor. All guesrooms nd o access naural ligh and oulook and hence a building block module evolves ha is nominally abou meres wide, s Plan diagram figure 1. Figure 1 A furher influencing raional aspec is o minimise he lengh of long horizonal corridors by placing guesrooms verically wih a cenralised core of verical circulaion. Consequenly he mos efficien hoel oucome is a mulisory building of guesrooms each side of a cenral corridor, much like he Ausralian Holiday Inn Express projecs, referred o earlier. Bu also as referred earlier he Qunsown Lakes Disric provides limiaions on he abiliy o achieve muliple levels. A mos for he subjec sie, as per he Proposed Disric Plan, four levels could possibly be achieved. Figure 2 An excess of 220 guesrooms a nominally 20 square meres minimum, plus he required circulaion and suppor faciliies, generaes a reasonably large building, a leas, a he mos efficien, say 5,500 square meres. Remarkably, more or less he area of he sie. The oucome is a building ha is of a scale similar o he larges buildings already esablished in he disric. In responding o he programme and urban conex, as elaboraed furher in his repor, i was drmined ha possibly wo guesroom wings could be creaed wih one o fron each of he Melbourne and Sanley Sr boundaries. This suggesed ha he suppor faciliies, in paricular he Grea Room, and he circulaion could be locaed bewn he wings in he cenre of he sie, as per Plan diagram figure 2. As noed, Sanley Sr is he Sae Highway enrance o Qunsown, bu in he fuure he Sae Highway could be relocaed o Melbourne Sr. An advanage in ha boh hese srs adjoin he sie. However a problem; where o focus he fronage and enry o he hoel, he presen or he fuure? Again in responding o he urban conex and noing he posiion and characer of Sydney Sr, i became apparen ha an enrance bewn Melbourne and Sanley Srs, froning Sydney Sr would be a good soluion. A hoel fronage o his posiion looks o he norh-wes and has he poenial o be warm, shelered and naurally welcoming. This suggesed ha he hoel enry should be pulled back from he edge of Sydney Sr so ha he fronage presens as a cenrally locaed generous and open oudoor couryard. S Plan diagram figure 3. Figure 3 DESIGN APPROACH SCALE AND LAYOUT Proposed Holiday Inn Express a Corners of Sanley, Sydney and Melbourne Srs Qunsown Resource Consen 15/03/2017 Sh 6 of 36 Level 3, 17 Church Sr, Qunsown I mcauliffesevens.co.nz P UDR 04 Revision 1 GSPublisherEngine

7 Applicaion as Noified 161 File: File Pah: M:\Projecs\Acive Projecs\1514 Pro-inves Developmens Visior Accommodaion Qn\CAD\Resource Consen Mapping\Proposed Holiday Inn Express Urban Design Repor.pln As saed he Melbourne Sr fronage is in he order of 5.6 meres above Sanley Sr. The sie has an even gradien bewn he higher and lower Srs, as does Sydney Sr. An appropriae floor o floor heigh for a muli-level hoel is in he order of 3 meres. This suggesed ha bewn he wings froning Melbourne and Sanley Srs, here would be an almos naural wo level difference bewn he ground floor levels of each wing. This also suggesed ha he produc would provide an inermediae floor level ha would fron he mean fall of Sydney Sr, ideally posiioned for he enrance and cenral suppor faciliies, resonaing wih he plan locaion as described above. S Secion diagram figure 4. Figure 4 The oucome of his provides for a single level building froning Melbourne Sr and a wo or hr level building froning Sanley Sr. However given he scale of he hoel, as described, addiional floor levels were required o provide for he accommodaion schedule. The oucome; hr levels froning Melbourne Sr, four levels froning Sanley Sr, each urning o he Sydney Sr fronage and Millennium Hoel boundary wih hr or four levels o sui. A furher maer of consideraion ha has informed he layou is he single inernal boundary ha adjoins he Millennium Hoel. Refer o plan diagram figure 5. The Millennium Hoel is similarly se ou around he perimr of is sie. Wings ha face Melbourne and Sanley Srs presen heir oulook o he adjoining srs or o a cenral couryard. There is a smaller cenral wing ha also has oulook o he cenral couryard, bu also has oulook owards he inernal boundary and hus o whaever is developed on he subjec sie. I herefore was dmed appropriae ha he cenral porion of he new Holiday Inn Express hoel should pull back from he cenre porion of he inernal boundary o miigae effecs o he oulook and ligh ameniy of he Millennium Hoel. Figure 5 DESIGN APPROACH SCALE AND LAYOUT Proposed Holiday Inn Express a Corners of Sanley, Sydney and Melbourne Srs Qunsown Resource Consen 15/03/2017 Sh 8 of 36 Level 3, 17 Church Sr, Qunsown I mcauliffesevens.co.nz P UDR 05 Revision 1 GSPublisherEngine

8 Applicaion as Noified 162 File: File Pah: M:\Projecs\Acive Projecs\1514 Pro-inves Developmens Visior Accommodaion Qn\CAD\Resource Consen Mapping\Proposed Holiday Inn Express Urban Design Repor.pln Archiecural form While deriving he overall layou, a he scale required, sudies were underaken o undersand an appropriae soluion for he archiecural form. Given he very repeiive naure of he funcional programme and he requiremen ha he ameniy of he individual guesrooms nd be as evenly mainained as possible, here is risk ha he poenial design resuls in a cookiecuer (over rhyhmical) like oucome. We se his as an oucome o avoid, whils mainaining he ameniy of he guesrooms. Figure 6 We also drmined ha we should inroduce as much projecion and recession o he elevaions and roof lines as could be possible. We also decided ha we would like o work wih a limied number of exerior maerials ha could presen a srong soluion wihin he framework. A furher objecive was o conceal mechanical plan, paricularly where roof mouned. In undersanding ha he building will be viewed from above we esablished ha i was imporan o resolve he roof as a fifh elevaion. We were adaman ha he bes oucome would come from a srong concep. In being locaed wihin he urban fabric of cenral Qunsown we commenced by looking a buil preceden and he vernacular of cenral Qunsown. We sruggled o find saisfacory soluions. S diagram figures 6, 7 and 8. Figure 7 Figure 8 As work advanced absrac forms smed o evolve as being more relevan. Figure diagram 9. Figure 9 DESIGN APPROACH ARCHITECTURAL FORM Proposed Holiday Inn Express a Corners of Sanley, Sydney and Melbourne Srs Qunsown Resource Consen 15/03/2017 Sh 7 of 36 Level 3, 17 Church Sr, Qunsown I mcauliffesevens.co.nz P UDR 06 Revision 1 GSPublisherEngine

9 Applicaion as Noified 163 File: File Pah: M:\Projecs\Acive Projecs\1514 Pro-inves Developmens Visior Accommodaion Qn\CAD\Resource Consen Mapping\Proposed Holiday Inn Express Urban Design Repor.pln I became apparen ha he sronges concep would evolve from he naural landscape conex. We fahom ha buil form is an inervenion ino his conex and as such can be an absrac wihin he naural landscape. An unusual occurrence in he Wakaipu landscape (alhough no jus he Wakaipu) is he placemen of large scale rocks in random locaions, removed from heir original geological conex. In geology hese rocks are described as an erraic. The rocks were picked up, carried and deposied by he glaciers ha once occupied he Wakaipu. We recognised ha he building forms ha were evolving in our sudy could easily be he absrac of an erraic. Figure diagram 10 and 11. Figure 10 Figure 11 DESIGN APPROACH ARCHITECTURAL FORM Proposed Holiday Inn Express a Corners of Sanley, Sydney and Melbourne Srs Qunsown Resource Consen 15/03/2017 Sh 9 of 36 Level 3, 17 Church Sr, Qunsown I mcauliffesevens.co.nz P UDR 07 Revision 1 GSPublisherEngine

10 Applicaion as Noified 164 File: File Pah: M:\Projecs\Acive Projecs\1514 Pro-inves Developmens Visior Accommodaion Qn\CAD\Resource Consen Mapping\Proposed Holiday Inn Express Urban Design Repor.pln We discovered he concep where he underlying from of he building could be represenaive of he glaciers ha once occupied he valley ha now conains Lake Wakaipu and where Qunsown is placed. Tha emerging from he underlying form, buil form projecions could be consolidaed, exended boh verically and horizonally and be represenaive of he carried erraic. The programme of he hoel by way of he inroducion of he larger guesroom modules (Double-Doubles and King Suies) allows his o happen. The oucome achieves projecion and recession o he elevaions, as sough afer, plus a fragmened roof line, similar as he skyline of he mounains ha surround he valley. A simple palle of consrucion maerials is applied o he disinc elemens: For he underlying glacial form; whie finished perforaed and exured aluminium sh ha will provide an absrac appearance of being boh ranslucen and opaque, represenaive of ice. For he erraic forms; profiled sh meal ha is finished wih hr complemening colours, represenaive of rock. Plus a mild sl fla sh base o he building ha represens he granie valley floor ha he glacier advances along. The overall building mass is broken down ino differing bu complemening elemens. In his work we recognised ha he buil form ha presens o corners of Sydney Sr wih Melbourne and Sanley Srs are very imporan. No jus from an urban design conex as described in he response o he urban conex, bu also because he hoel fronage and enry does no presen o eiher Sanley or Melbourne Sr, where approach o he own cenre and Hoel is from. We resolved ha hese corners should be compld wih robus and audacious elemens. To achieve his we have locaed he fire escape sairs a he corner locaions, in difference o wha could perceivably be a premium ype guesroom. We have hen exended he concep ha he comer sair forms could be represenaive of he glacial erminal as i fracures and fragmens. A he corner of Melbourne Sr he sair elemen exends upwards, graphically making connecion wih Qunsown Hill ha forms he background o he sie. A Sanley Sr he corner elemen exends downwards o make graphic connecion wih Qunsown bay and he own cenre below he sie. DESIGN APPROACH ARCHITECTURAL FORM Proposed Holiday Inn Express a Corners of Sanley, Sydney and Melbourne Srs Qunsown Resource Consen 15/03/2017 Sh 10 of 36 Level 3, 17 Church Sr, Qunsown I mcauliffesevens.co.nz P UDR 08 Revision 1 GSPublisherEngine

11 Applicaion as Noified 165 File: File Pah: M:\Projecs\Acive Projecs\1514 Pro-inves Developmens Visior Accommodaion Qn\CAD\Resource Consen Mapping\Proposed Holiday Inn Express Urban Design Repor.pln Urban and naural conex Response o he urban and landscape conex ha has informed he design: The proposed Qunsown Holiday Inn Express hoel is locaed on he edge of he Qunsown Town Cenre, adjacen o he edge of a former lake bed errace, ha drops down o he own cenre. I is locaed wihin a Residenial Zone where i is anicipaed ha visior accommodaion will be included. The sie is surrounded by exising visior accommodaion. The sie occupies over one hird of a own cenre block, of which he balance is occupied by a single hoel; he Millennium. The Millennium has a larger fooprin han he proposed Holiday Inn Express and is of a commensurae scale. The sie adjoins he main (Sae Highway) roue of ravel ino and hrough cenral Qunsown, of which he adjacen and procding porion of he roue is predominanly aligned wih visior accommodaion. In his conex ha sie is a naural and appropriae locaion for a large scale hoel developmen. The sie is considered fla in erms of he QLDC Operaive Disric Plan. As such he bulk and locaion rules wihin he Zone resric he abiliy o achieve a successful hoel developmen. In conras he Proposed Disric Plan (as proposed) is more enabling. In resolving he design for he Qunsown Holiday Inn Express we recognised ha he inensificaion of he High Densiy Residenial Zone, as per he direcion ha he Proposed Disric Plan implies, was applicable. Thus we decided ha he developmen nded o no only respond o is curren urban conex bu also fi and give rise o a poenial fuure conex ha will evolve ou of he of he Proposed Disric Plan (for boh he sie and surrounding environmen). However, o offse he effecs of a developmen ha is larger han he bulk and locaion paramrs as prescribed by he Operaive Disric Plan, we resolved ha he oucome nded o achieve a qualiy design ha was responsive o is conex and be underpinned by a srong concep. Relaionship wih he perimr of he sie I is noed ha he main gues room wings of he proposed hoel align he Melbourne and Sanley Sr road fronage boundaries (s Figure 2). The cenral hoel ameniies ha are locaed bewn hese wings pull back from he Sydney Sr road fronage and he inernal boundary adjoining he Millennium (s Figures 3 & 5). As also noed hese decisions, in addiion o responding o he hoel programme, also respond o he conex. In our view, srong edges paricularly along imporan road fronages, conribue o good urban design oucomes. This is achieved by ensuring ha developmen aligns road fronages wih srong edges ha define and conain he open space of he sr environmen, as is consisen wih successful dense urban environmens. Sanley Sr, as he main arerial access roue, is being developed along is edges, wih predominanly visior accommodaion. The widh and funcion of he sr suppors his oucome. In ime i is likely ha his paern will ransfer o Melbourne Sr, where i is reasonable o anicipae ha similar developmen will occur. The design for he Holiday Inn Express responds and conribues o his paern, so as o provide a srong edge o he adjoining main arerial roue/s. As discussed earlier, he guesrooms of he Millennium Hoel predominanly face he Sanley and Melbourne Sr boundaries of his hoel, as does he building align wih hese boundaries. Of he approximae 220 Millennium gues rooms, only 16 look owards he inernal boundary ha adjoins he Holiday Inn Express hoel sie. However only he upper mos 5 of hese gues rooms access a clear view across he Holiday Inn Express sie. The oher 11 rooms direcly face owards a reaining wall or fence on he boundary and he fence is heavily vegeaed, prevening clear views. URBAN AND NATURAL CONTEXT RELATIONSHIP WITH THE PERIMETER ON THE SITE Proposed Holiday Inn Express a Corners of Sanley, Sydney and Melbourne Srs Qunsown Resource Consen 15/03/2017 Sh 11 of 36 Level 3, 17 Church Sr, Qunsown I mcauliffesevens.co.nz P UDR 09 Revision 1 GSPublisherEngine

12 Applicaion as Noified 166 File: File Pah: M:\Projecs\Acive Projecs\1514 Pro-inves Developmens Visior Accommodaion Qn\CAD\Resource Consen Mapping\Proposed Holiday Inn Express Urban Design Repor.pln To ensure ha effecs on he ligh and oulook is minimised for hese few Millennium rooms, he cenral wing of he proposed Holiday Inn Express pulls much furher back from he adjoining boundary, refer o Figure 5. The adjoining Sanley and Melbourne Sr wings of he Holiday Inn Express, exend forward of he cenral wing, owards he boundary, so as o graphically make connecion wih he corresponding wings of he Millennium and hus compl he srong sr edge, wihou compromise o he Millennium. Again refer o Figure 5, plus Figures 12 and 13. Figure 12 Figure 13 Sydney Sr provides a more passive link bewn he wo adjoining main road fronages. Access off Sydney Sr is only o he sie of he Holiday Inn Express plus an underground carpark for he adjoining Scenic Suies Hoel. Sydney Sr lies on a norh-eas, souh-wes axis and offers a warm norh wes facing fronage for he sie. This alignmen presens an opporuniy for he hoel o also pull back from his fronage and o offer a warm and welcoming face o he hoel ha engages wih he passive sr environmen and oblique oulook of he Scenic Suies. As also discussed earlier, his arrangemen faciliaes a hoel fronage ha can connec via Sydney Sr o he main arerial roue ino cenral Qunsown, wheher i be via Sanley Sr or Melbourne Sr. An imporan urban design consideraion in making his connecion ino Sydney Sr from Sanley or Melbourne Srs is recognising and giving effec o he exernal corners of he sie a he inersecions. Hence creaion of he feaure sair elemens as described in he archiecural response. As previously saed, hese elemens reference he Melbourne Sr corner upwards o Qunsown Hill above he sie and reference he Sanley Sr corner down o Qunsown Bay and he own cenre, below he sie (Figure 14). As discussed earlier he design resuls in a hr level building froning Melbourne Sr and a four level building froning Sanley Sr. Boh of hese srs uilise he full 20 mere widh of he road reserve and are aligned each side wih narrow foopah verges. Thus hese srs presen as wide open space. In line wih he discussion abou creaing a srong urban edge o hese srs; a conribuing facor is he relaionship of he heigh of he buildings along he edge o he widh of he open space bewn he edges. Figure 14 URBAN AND NATURAL CONTEXT RELATIONSHIP WITH THE PERIMETER ON THE SITE Proposed Holiday Inn Express a Corners of Sanley, Sydney and Melbourne Srs Qunsown Resource Consen 15/03/2017 Sh 15 of 36 Level 3, 17 Church Sr, Qunsown I mcauliffesevens.co.nz P UDR 10 Revision 1 GSPublisherEngine

13 Applicaion as Noified 167 File: File Pah: M:\Projecs\Acive Projecs\1514 Pro-inves Developmens Visior Accommodaion Qn\CAD\Resource Consen Mapping\Proposed Holiday Inn Express Urban Design Repor.pln The QLDC Operaive Disric Plan requires 4.5 mere road fronage yard sebacks and for fla sies a 25 recession plane ha commences a a low 2.5 meres above he gradien of he boundary. The resuling bulk and locaion oucome denies he abiliy o creae a srong edge o he urban fabric, especially when added o he 20 mere wide open space of he road reserve. In conras he Proposed Disric Plan recognises he abiliy o creae he urban edge by no including recession planes on road fronages and reducing he seback o 2.0 meres. However he curren condiion nds o be aken ino accoun when considering an appropriae design oucome. Where Sanley Sr is aligned wih exising visior accommodaion, he opposie side of Melbourne Sr in he viciniy of he sie remains predominanly lined wih lower densiy smaller scale residenial aciviies, alhough a greaer inensiy of developmen is envisaged for his residenial land under he Proposed Disric Plan. In respec of he curren siuaion, he proposed design minimises is heigh along Melbourne Sr, so as o miigae an over dominance of he exising buil fabric across he sr. Bu no o a poin ha he design can fi and conribue o a denser environmen ha may or could evolve along Melbourne Sr, paricularly if i becomes he Sae Highway access roue. If Melbourne Sr becomes par of he main horoughfare ino cenral Qunsown, hen combined wih he increased developmen poenial under he Proposed Disric Plan, he saus quo of his locaion will change considerably. By conras Sanley Sr can absorb a higher buil form, given he developmen ha exiss, he poenial fuure of his developmen and also by he relaionship of he closer proximiy o he urban cenre of cenral Qunsown. The scale of a four level building, nominally 12 o 14 meres high appears as a very appropriae urban edge o he open space of he road reserve. I also fis progressively well o he Sanley Sr edges creaed by he Millennium and Scenic Suies Hoels. Figure 15 URBAN AND NATURAL CONTEXT RELATIONSHIP WITH THE PERIMETER ON THE SITE Proposed Holiday Inn Express a Corners of Sanley, Sydney and Melbourne Srs Qunsown Resource Consen 15/03/2017 Sh 16 of 36 Level 3, 17 Church Sr, Qunsown I mcauliffesevens.co.nz P UDR 11 Revision 1 GSPublisherEngine

14 Applicaion as Noified 168 File: File Pah: M:\Projecs\Acive Projecs\1514 Pro-inves Developmens Visior Accommodaion Qn\CAD\Resource Consen Mapping\Proposed Holiday Inn Express Urban Design Repor.pln Relaionship wih he landscape We have discussed ha a successful design oucome for he proposed Holiday Inn Express will be suppored by a srong concep. In our descripion of he archiecural form, we inroduced he noion ha he archiecure has bn informed by he landscape conex and perhaps be an inervenion of he absrac ino his conex. The resuling concep is ha he building is represenaive of he glacier/s ha once occupied he Wakaipu and he movemen wihin hese glaciers of large boulders ha are hen displaced from heir original geological conex (he Erraic). We have described how he building form/s and he selecion of maerials have evolved o represen his concep in he absrac. An objecive of he exercise was o achieve a srong soluion wih a limied pal of maerials ha could include projecion and recession o he elevaions and roof lines. We consider ha he design as presened has achieved his oucome. The imporan road fronage elevaions along Melbourne and Sanley Srs include boh projecion and recession ha is ariculaed by he elemens ha represen he erraics as exruding from he glacial background. The roof lines are fragmened, being represenaive of and responding o he profile of he mounain background o he sie. The respecive building cladding maerials have bn carefully seleced so as o compl he composiion. Sanley Sr Melbourne Sr The building forms ha align Melbourne and Sanley Srs erminae adjacen o he exernal corners of he sie. The building is hen furher seback from he boundaries, as described, where i adjacen o he inernal boundary wih he Millennium Hoel and o form he couryard ha frons Sydney Sr. The same design elemens, consisen wih he concep, compl he elevaion of he recessed cenral wing ha faces he Millennium, again o inroduce projecion and recession and a fragmened roof line. The roof form of he Grea Room ha is cenred in he sie a he back of he couryard is a much lower form han he flanking wings. This conribues o he rhyhm of differing building scales as one moves along he lengh of Sydney Sr, from he exising residenial scale on he norh eas side of Melbourne Sr, pas he proposed hoel and o include he Blue Peaks Lodge on he souh wes side of Sanley Sr across from he sie. S Figure 15. Sydney Sr The couryard and Grea Room are complemenary. A feaure shade pergola a he cenre compls he arrangemen, adding ineres and variey o he environmen of he Sydney Sr fronage. Again based on he absrac as inerprd from he naural landscape. URBAN AND NATURAL CONTEXT RELATIONSHIP WITH THE LANDSCAPE Proposed Holiday Inn Express a Corners of Sanley, Sydney and Melbourne Srs Qunsown Resource Consen 15/03/2017 Sh 12 of 36 Level 3, 17 Church Sr, Qunsown I mcauliffesevens.co.nz P UDR 12 Revision 1 GSPublisherEngine

15 Applicaion as Noified 169 File: File Pah: M:\Projecs\Acive Projecs\1514 Pro-inves Developmens Visior Accommodaion Qn\CAD\Resource Consen Mapping\Proposed Holiday Inn Express Urban Design Repor.pln Relaionship wih neighbours Currenly he sie is under developed, wih unil recenly, only wo residenial scale buildings occupying he sie. Consequenly he sie presens a large amoun of open space. Neighbours o he sie have had he benefi of his siuaion. In accordance wih he QLDC Operaive Disric Plan he sie can be developed up o 8.0 meres high for up o 70% of he sie area wih a maximum building fooprin of 65%. The sie can be developed wihin hese paramrs around he perimr of he sie, subjec o he seback and recession plane rules. As discussed, he sie and neighbours are locaed wihin he High Densiy Residenial Zone immediaely adjacen o he own cenre of Qunsown. I is reasonable and appropriae ha his par of Qunsown evolves o creae an inensiy of a qualiy urban own cenre. As menioned his oucome is consisen wih he oucome of he QLDC Proposed Disric Plan. Developmen opporuniies exis for boh he sie of he Holiday Inn Express and is neighbours. I is reasonable o sae ha he saus-quo will change. The proposed Holiday Inn Express is par of his change. An imporan objecive, amongs many, is o achieve a resul ha is respecful of he neighbours, in he conex of change, which he hoel is par of. The design as proposed and described offers his respec. For he Millennium Hoel Where Millennium guesrooms view owards he Holiday Inn Express sie; he building has bn pulled back ino he sie and he overall heigh has bn conained wihin he lower paramrs of he heighs ha may be available under he Proposed Disric Plan. This mainains access o ligh and he view ameniy upwards owards The Skyline and mounain backdrop, for he few Millennium gues rooms ha access his view. As per he concep, he archiecure includes projecion and recession, ogeher wih fragmened roof lines o enhance he appearance of he building and miigae is impac. For aciviies on he norh eas side of Melbourne Sr The design recognises he open expanse of Melbourne Sr and he response of conaining he sr wih an urban edge, bu has resriced he developmen o hr levels along his fronage. Again he archiecure includes projecion and recession, ogeher wih fragmened roof lines o enhance he appearance of he building and miigae is impac. The overall design includes a highly developed landscape soluion o furher miigae impac. Along he Melbourne Sr elevaion here is significan heigh difference bewn he roofs of he erraic forms and he recessive parape o he background elemens so as o creae a sawooh effec, suggesive of sandalone residenial forms. As such he design offers a qualiy soluion ha can form par of he lesser dense environmen as currenly exiss on he norh easern side of Melbourne Sr, bu also be par of a more dense fuure. For he Scenic Suies Hoel I is noed ha he view direcion from he guesrooms of he Scenic Suies are se in an oblique souherly direcion o benefi from he open expanse of Sydney Sr. I would appear ha his paern anicipaes and compensaes for he poenial developmen of he opposing sie. As described he proposed Holiday Inn Express creaes an open couryard ha engages wih Sydney Sr and ogeher wih he sr creaes an open, ye conained urban space ha benefis he ameniy and oulook of boh hoels. For aciviies on he souh wes side of Sanley Sr (In paricular he Blue Peaks Lodge) The design recognises he open expanse of Sanley Sr as he main arerial link ino and hrough cenral Qunsown. Like he Scenic Suies i is noed ha he perimr profile of he Blue Peaks Lodge is oblique o he sr. This alignmen offers diagonal views across he sr and beyond he perimrs of he Holiday Inn Express sie. Once more hese views are assised by he open expanse of Sanley Sr. Again he archiecure of he Holiday Inn Express includes projecion and recession, ogeher wih fragmened roof lines o enhance he appearance of he building and miigae is impac. Again he overall design includes a highly developed landscape soluion o furher miigae impac. URBAN AND NATURAL CONTEXT RELATIONSHIP WITH NEIGHBOURS Proposed Holiday Inn Express a Corners of Sanley, Sydney and Melbourne Srs Qunsown Resource Consen 15/03/2017 Sh 13 of 36 Level 3, 17 Church Sr, Qunsown I mcauliffesevens.co.nz P UDR 13 Revision 1 GSPublisherEngine

16 Applicaion as Noified 170 File: File Pah: M:\Projecs\Acive Projecs\1514 Pro-inves Developmens Visior Accommodaion Qn\CAD\Resource Consen Mapping\Proposed Holiday Inn Express Urban Design Repor.pln Assessmen in erms of he QLDC Operaive Disric Plan We review he proposed design for he Holiday Inn Express in erms of specific Assessmen Maers included in he QLDC Operaive Disric Plan for he High Densiy Residenial Zone ha relae o he archiecural and urban design oucome. Conrolled Aciviy - Visior Accommodaion Compaibiliy wih ameniy values of he surrounding environmen considering he visual ameniy of he sr, neighbouring properies or views of he lake; and (i) The characer, scale and inensiy of he proposed use and is compaibiliy in relaion o surrounding and/or adjoining residenial neighbourhoods The characer, scale and inensiy of he proposed developmen is fully described in his repor. I is noed ha he sie is only froned by a residenial neighbourhood on he opposie side of Melbourne Sr. The compaibiliy of he developmen wih he neighbourhood has bn considered resuling in he implemenaion of design soluions as described, in conex of consideraion described under clause (ii) following. (ii) The naure of he developmen in he conex of he permied fuure uses on nearby sies The inervenion of he developmen ino he conex of he sie has bn carefully considered so as o fi o he exising environmen and o also fi o a poenial fuure conex, paricularly as may evolve from he oucome of he Proposed Disric Plan. Again as described in deail in his repor. (iii) Loss of privacy All habiable oudoor spaces of he hoel are conained wihin he cenre of he sie by he buil form of he hoel. Where hese spaces presen o he perimr, hey face Sydney Sr, which in addiion is conained by only one oher hoel aciviy; Scenic Suies. The primary oulook from he Scenic Suies is oblique and no direced owards he Holiday Inn Express couryard space. Views from he hoel owards he residenial neighbourhood across Melbourne Sr are miigaed by he expanse of he Melbourne Sr road corridor and by exising landscaping ha is included around he exising residenial unis. In addiion here is a specific landscape soluion included along he Melbourne Sr fronage of he Holiday Inn Express. (iv) The proximiy of oudoor faciliies o residenial neighbours The oudoor faciliies of he Holiday Inn Express are conained by he building envelope ha is along Melbourne Sr do no face he residenial neighbourhood across he sr. (v) Hours of operaion No direcly applicable o he archiecural design. (vi) The abiliy o landscape/plan o miigae visual effecs A specific landscape soluion has bn designed o complemen he archiecure. The landscape and archiecure work as one o provide a compl composiion in he urban fabric of he sie. Boh have bn developed in consulaion wih he independen QLDC urban design pr reviewer. (vii) Wheher he exernal appearance of he buildings complemens he surrounding landscape and urban characer, including when viewed from he lake As fully described in his repor he appearance of he proposed Holiday Inn Express has bn specifically designed o complemen he surrounding landscape and urban characer of he sie. These aspecs have bn he main drivers ha have informed he design as described. URBAN AND NATURAL CONTEXT ASSESSMENT IN TERMS OF THE QLDC OPERATIVE DISTRICT PLAN Proposed Holiday Inn Express a Corners of Sanley, Sydney and Melbourne Srs Qunsown Resource Consen 15/03/2017 Sh 14 of 36 Level 3, 17 Church Sr, Qunsown I mcauliffesevens.co.nz P UDR 14 Revision 1 GSPublisherEngine

17 Applicaion as Noified 171 File: File Pah: M:\Projecs\Acive Projecs\1514 Pro-inves Developmens Visior Accommodaion Qn\CAD\Resource Consen Mapping\Proposed Holiday Inn Express Urban Design Repor.pln (viii) Compaibiliy wih he New Zealand Urban Design Proocol having regard o hose assessmen maers under xiii Urban Design Proocol As follows: New Zealand Urban Design Proocol Conex (i) The naure of he relaionship wih and inegraion ino he surrounding srs and neighbourhood such ha he developmen fis well wihin he exising urban fabric and makes a posiive conribuion o he residenial ameniy of public spaces, walkways and views; As described in his repor; he developmen has bn specifically designed so ha i will inegrae well ino he exising urban fabric where he sie is locaed. Noing ha he adjacen public space is made up of he sr infrasrucure ha surrounds hr of four sie boundaries; he overall layou has bn se ou o creae srong urban edges o he road fronages adjacen o Sanley and Melbourne Srs, as acive arerial srs, consisen wih good urban design pracice. In addiion he design creaes a couryard fronage ha engages wih he more passive environmen of Sydney Sr, as has bn described. In addiion o fiing o he exising urban fabric he design anicipaes a changing environmen and ses ou o also fi o he oucome of poenial change. The perimr elevaions of he building and adjacen landscaping are highly developed o deliver a qualiy impac on he surrounding srs and neighbourhood. (ii) Presens iself as a good neighbour in erms of is relaionship o adjacen and nearby properies in erms of access o sunligh and views, readily accessible and safe emporary parking, sopping and loading/unloading areas ha respec neighbouring properies, passing raffic and pedesrians; and The design has addressed is relaionship wih all neighbours as specifically se ou in his repor. Specific aenion has bn made along he single inernal boundary adjacen o he Millennium hoel, where he poenially dominaing cenral wing of he hoel has bn pulled back from he boundary. The design works alongside he wide and open road carriageways ha adjoin he oher hr boundaries o miigae effecs as also described. All small vehicle parking is conained wihin he sie and concealed by he building perimr, accessed via he more passive environmen of Sydney Sr. Coach pick-up and drop-of is provided by way of a roadside shor erm park, so as o avoid complex vehicle movemen and expansive cross-over of he public foopah. The soluion has bn developed in consulaion wih QLDC enginring officers. Service loading and unloading is locaed a he inernal rear of he sie, ou of sie from he perimr. There is a single direcion raffic access pah o again minimise complex cross-overs. All vehicle cross-overs (3 off) are disribued widely around he perimr of he sie and away from roading inersecions. (iii) The avoidance of unsighly elemens such as prominen carpark enrances, garish signs, cluered roofops (o include parking) and inrusive uiliy connecions, sormwaer faciliies and rashbin placemens ha diminish public ameniy. A single carpark enrance is locaed wihin he cenre of he sie and again concealed by he building perimr. The enrance is se perpendicular o he adjacen road fronage o miigae visual impac. Signage is specifically designed o complemen he building and landscaping and is low scale. The roofop is being considered as he fifh elevaion of he building and as such has bn specifically designed o conribue o he overall composiion, wih a fragmened roof line and o conceal roof mouned building services. Uiliy and building services connecions where a he perimr of he sie are below finished ground level. The refuse faciliies are conained wihin a specific room ha is concealed from view. An above ground elecrical ransformer, as required, is pulled ino he rear service lane, o be concealed as much as possible by he building. URBAN AND NATURAL CONTEXT ASSESSMENT IN TERMS OF THE QLDC OPERATIVE DISTRICT PLAN Proposed Holiday Inn Express a Corners of Sanley, Sydney and Melbourne Srs Qunsown Resource Consen 15/03/2017 Sh 17 of 36 Level 3, 17 Church Sr, Qunsown I mcauliffesevens.co.nz P UDR 15 Revision 1 GSPublisherEngine

18 Applicaion as Noified 172 File: File Pah: M:\Projecs\Acive Projecs\1514 Pro-inves Developmens Visior Accommodaion Qn\CAD\Resource Consen Mapping\Proposed Holiday Inn Express Urban Design Repor.pln Characer (i) The use of maerials and oher archiecural elemens ha do no clash wih adjacen and nearby buildings and ha conribue posiively o he wider sr scene; The srengh of he design is based on a concep ha references he hisorical glacial occupaion of he Wakaipu and he curren local phenomenon of he placemen of erraics as a resul of ha glaciaion. The archiecural elemens and maerials ha make up he design have bn specifically seleced and creaed o represen he noion of his concep. The resuling forms are similar o forms ha can be observed in he adjacen and nearby buildings. Acual maerials are seleced similarly. As saed above; he perimr elevaions of he building and adjacen landscaping are highly developed o deliver a qualiy impac on he surrounding srs and neighbourhood and herefore make a posiive conribuion o he wider sr scene. (ii) The uses of archiecural elemens ha reflec he unique hisory and culural values of he surrounding area; As per he concep as described in his repor, he design specifically sks o reflec he unique hisory of Lake Wakaipu, he wider surrounding area. This hisory is par of he grain of he local culure ha informs local value. Please noe he iconic erraic ha is wihin he Qunsown Gardens ha is used as a hisoric memorial. (iii) Aenion o human scale in façade design, fenesraion deails and sr level experience, o include enries, gardens and hardscape elemens; The archiecure, alhough a an urban scale, works ogeher wih a specific hard and sof landscape design o provide human scale elemens ha surround he building; low slung sone walls, sl garden walls and a specific planing design. A main enry is celebraed wih a feaure pergola elemen ha ariculaes a main enry couryard space and enriches an enry sequence o he hoel. (iv) Varying rooflines and/or roof piches o provide archiecural ineres and avoid a commercial appearance; and The roof has bn specifically designed (o avoid a commercial appearance) o achieve he qualiy of he fifh elevaion creaed by exending he erraic forms hr dimensionally across he roof. The resul is a fragmened roof line ha resonaes wih he skyline of he mounain backdrop. The roofline provides variey and ineres. Roof op mechanical building services are concealed wihin he sloping roof forms. (v) Landscaping ha sofens he building impac on he srfron and provides ameniy for passersby. As saed in his repor a specific landscape design has bn included ha inegraes wih he archiecure of he building so o specifically sofen he impac of he overall developmen and o enrich he ameniy for people who pass by. Hard and sof landscape elemens have bn included o achieve an inegraed hr dimensional oucome. Choice (i) Adapable designs ha provide a mixure of uni sizes and numbers of bedrooms o creae flexibiliy in erms of fuure reuses over he longer erm so as o ensure a susainable communiy. The proposed Holiday Inn Express has a prescribed visior accommodaion programme ha is no he same as residenial aciviies. However he mix of gues room ypologies has bn specifically increased in he Qunsown projec (in difference o he sandard Holiday Inn Express programme) so as o respond o he unique accommodaion demand of he area. As such he paramrs of he sandard programme have bn expanded o offer more choice. URBAN AND NATURAL CONTEXT ASSESSMENT IN TERMS OF THE QLDC OPERATIVE DISTRICT PLAN Proposed Holiday Inn Express a Corners of Sanley, Sydney and Melbourne Srs Qunsown Resource Consen 15/03/2017 Sh 18 of 36 Level 3, 17 Church Sr, Qunsown I mcauliffesevens.co.nz P UDR 16 Revision 1 GSPublisherEngine

19 Applicaion as Noified 173 File: File Pah: M:\Projecs\Acive Projecs\1514 Pro-inves Developmens Visior Accommodaion Qn\CAD\Resource Consen Mapping\Proposed Holiday Inn Express Urban Design Repor.pln Connecions (i) Ready access o public ransporaion, foopahs and racks, cycle ways and oher means of ransporaion ha do no require privae vehicles; The sie and developmen has public foopahs on hr of four boundaries. The sie is locaed 300 meres of he own cenre of Qunsown where a robus nework of foopahs and road crossings exis. The developmen includes a road side public shor erm bus park ha is immediaely adjacen o he main enry o he hoel. Alhough he hoel caers for he parking of privae vehicles, i does no do so o encourage use of privae vehicles. The use of privae vehicles are no necessary for he normal operaion of he hoel. The hoel includes shor erm parking for axies and includes bicycle sorage. (ii) Efficien and considerae of public ameniy means of delivering goods and collecing wase; The hoel includes a specifically designed service lane a he rear of he sie ha is concealed from general public view. The service lane accesses a cenrally locaed and concealed loading bay wih inernal sorage immediaely adjacen. The service lane operaes in a single direcion o creae efficiency and avoid conflic of movemen. (iii) Uiliy and safey of public parking, drop-off and sopping areas; The hoel includes medium erm inernal parking and shor erm open air parking ha is accessed by a specifically designed single wo way driveway, locaed o he side of he cenral couryard. Specific landscape elemens separae vehicle from pedesrian movemen. There is direc access o he hoel funcion from he various parking spaces. As saed he hoel includes a road side public shor erm bus park and drop off area. (iv) Supporing and enhancing public views and access o he surrounding buil and naural environmen; As se ou in his repor, he design for he Holiday Inn Express responds o is sie so as o miigae impac on public views. In addiion, hrough he qualiy of he design, he hoel ses ou o achieve an oucome ha enhances he public ameniy by including variey in he design hrough projecion and recession, plus he combinaion of complemening maerials. The design specifically pulls back from he single immediae neighbour o miigae he impac on views, as has bn described in deail. (v) Faciliaing conac among people boh wihin he sie and wihin he surrounding neighbourhood area; and (vi) Providing lively and safe public spaces and places. As described he hoel includes a proeced and shelered cenral couryard ha is orienaed o he norh wes. Also as described he couryard has bn designed as a cenral public space for he hoel ha works alongside he communal Grea Room faciliy wihin he hoel. This couryard also engages wih Sydney Sr, adjacen. Togeher wih Sydney Sr, a public fronage is creaed ha is boh wihin he sie and he srscape; o creae a safe public ameniy ha encourages human conac and has be poenial o be lively. The public space also presens in he direcion of pedesrian movemen owards he own cenre. Landscape feaures have bn included o enhance he experience of he space, paricularly he enry pergola ha focuses he space. Creaiviy (i) Arisic vision ha enhances neighbourhood ameniy values while no compeing for individual aenion; As se ou, he design is based on a srong concep ha references he hisorical naural environmen of he Wakaipu, as conex for he sie. This concep has informed he design, o be expressed in he absrac as nd apply o he creaion of a large building. As such an arisic vision has bn applied o augmen he design beyond wha could possibly be jus a pragmaic approach. We propose ha he oucome elevaes he design so ha i will enhance he neighbourhood ameniy. I is possible however ha for a period i migh creae some individual aenion. I is inended however ha he Holiday Inn Express becomes inegral of an evolving neighbourhood, where i is only par of he whole. URBAN AND NATURAL CONTEXT ASSESSMENT IN TERMS OF THE QLDC OPERATIVE DISTRICT PLAN Proposed Holiday Inn Express a Corners of Sanley, Sydney and Melbourne Srs Qunsown Resource Consen 15/03/2017 Sh 19 of 36 Level 3, 17 Church Sr, Qunsown I mcauliffesevens.co.nz P UDR 17 Revision 1 GSPublisherEngine

20 Applicaion as Noified 174 File: File Pah: M:\Projecs\Acive Projecs\1514 Pro-inves Developmens Visior Accommodaion Qn\CAD\Resource Consen Mapping\Proposed Holiday Inn Express Urban Design Repor.pln (ii) Ariculaed façades ha uilise archiecural elemens o creae an overall composiion ha enriches he eye in erms of scale, rhyhm and deailing of he building while avoiding inappropriae or unaracive repeiive façades, cookie cuer design soluions and fla, blank or unineresing walls; and In applicaion of he underlying concep for he building; building forms have bn creaed and maerials applied so ha he overall mass of he hoel is broken down o disinc and recognisable elemens. IE he erraic, as being ranspored by he glacier. The oucome has creaed facades ha are ariculaed wih projecion and recession and ha is furher expressed by he selecion of he maerials. Togeher he differing elemens conribue o an overall composiion ha is recognisable and compl. Rhyhm is included ha does avoid inappropriae and unaracive repeiive elemens. I nds o be noed, as menioned early in his repor; he repeiive guesroom programme of a large hoel caries a high level of risk ha he oucome will produce a resul ha appears cookie cuer. As discussed a deliberae objecive was o avoid such an oucome. We propose ha he resul does enrich he eye in erms of a scale and rhyhm and resonaes wih he neighbourhood conex. (iii) Aracive use of landscaping maerials o enhance building appearance and use. The concep applied o he building has also bn applied o he landscape. Accordingly a specific landscape soluion has bn designed o appear as one wih he building. Hard landscape maerials have bn seleced ha mach he building and have bn applied so ha he building appears o exend and engage wih he landscape. The landscape forms in he cenral couryard have bn designed as if o represen he landscape of he glacial erminal. The design oucomes have hen bn exended o he perimr landscape. Cusodianship (i) Environmenally susainable and responsive design soluions ha include aenion o energy efficiency, wase disposal, ransporaion access, sunligh, and oudoor spaces; Specific civil and elecrical design has bn underaken in consulaion wih he nework supply auhoriies so ha he leas impac on infrasrucure can be achieved. As discussed specific ransporaion design has bn underaken and he oucomes described in his repor. As also discussed aenion has bn applied o he mainenance of adequae access o sunligh and oulook, plus he creaion of usable and friendly oudoor spaces ha encourage human ineracion. (ii) Enjoyable, safe public spaces; and The hoel includes a cenral open public couryard ha engages wih he adjacen sr. Elemens have bn included in and around he couryard so ha i will be shelered and enjoyable. The couryard is locaed so ha i connecs o complemenary inernal public space, expanding he experience bewn inside and ouside and ensuring a supervised save environmen. (iii) A qualiy environmen ha infuses a sense of ownership and responsibiliy in residens and visiors such ha hey care for and proec he places and spaces. The programme for he Holiday Inn Express includes he concep of he Grea Room, a cenrally focused communal space where all public aciviies inerrelae and inerac. This focuses guess ino a common area where a sense of uniy can be achieved. Thus encouraging guess o engage wih each oher and enjoy he overall experience of heir say a he hoel and in Qunsown. The cenral couryard has bn designed o exend and conribue o his environmen. Collaboraion (i) Where appropriae, use of a muli-disciplinary design approach involving archiecs, landscape archiecs and urban planners early in he design process, o include reference o curren and planned public projecs, if relevan; and The Holiday Inn Express is being designed by a muli-disciplinary eam ha includes archiecs, landscape archiecs, building services enginrs, raffic enginrs, civil and srucural enginrs. The work of he eam has included projec mings where all paramrs are discussed and worked hrough. This eam approach commenced soon afer he early archiecural conceps had begun o develop and he design has evolved as a resul of he eam approach. The eam has applied heir experience of oher work underaken for compld and planned projecs. URBAN AND NATURAL CONTEXT ASSESSMENT IN TERMS OF THE QLDC OPERATIVE DISTRICT PLAN Proposed Holiday Inn Express a Corners of Sanley, Sydney and Melbourne Srs Qunsown Resource Consen 15/03/2017 Sh 20 of 36 Level 3, 17 Church Sr, Qunsown I mcauliffesevens.co.nz P UDR 18 Revision 1 GSPublisherEngine

21 Applicaion as Noified 175 File: File Pah: M:\Projecs\Acive Projecs\1514 Pro-inves Developmens Visior Accommodaion Qn\CAD\Resource Consen Mapping\Proposed Holiday Inn Express Urban Design Repor.pln A separae independen urban designer has bn involved in a pr review role and he design has benefied from heir inpu. (ii) Where appropriae, involvemen of neighbours and public in decision making process ha may have a subsanial impac on heir ameniy values. This maer will be addressed by ohers. Seback from Roads in he High Densiy Residenial Zone (a) When considering applicaions o reduce he seback from roads, he Council shall have regard o he compaibiliy of he proposal wih he New Zealand Urban Design Proocol, having regard o hose assessmen maers under (xiii) Urban Design Proocol Please refer o he discussion above ha addresses he NZ Urban Design Proocol. (b) The provision of adequae space for landscaping in he viciniy of road boundaries, which will miigae he effecs of he building inrusion ino he sr scene; As discussed, provision has bn made for a specific landscape design ha address he road fronages. The design has bn compld o achieve an inegraed approach bewn he building and landscape o provide a comprehensive oucome ha addresses he srscape. Where he building is higher, i is se back furher from he boundary. Along Sanley Sr, where here is he greaes impac of heigh, he building does no encroach ino he required road fronage seback. (c) The abiliy o provide adequae on-sie parking and manoeuvring for vehicles: On-sie parking and manoeuvring has bn specifically designed and included wihin he sie. discussion in his repor and he separae repor prepared by he projec Traffic Enginr. Refer o he (d) The compaibiliy of proposed building wih he appearance, layou and scale of oher buildings and sies in he surrounding area, including he seback of exising buildings in he viciniy from road boundaries; As discussed in his repor, he building has bn designed o respec and respond o is neighbourhood. The building fis o his conex as described. The seback of exising buildings in he viciniy of he sie varies significanly. The layou and scale of exising buildings in he viciniy of he sie also vary significanly. The design has se ou o fi o his conex bu also make provision for change, as also described. (e) The proposed building size, form, proporions, roof line, syle and exernal appearance ha is similar o or in kping wih hose of exising buildings on he sie: There will be no remaining exising buildings on he sie. (f) The preservaion of views o and from public spaces; The mos affeced public spaces are he srs immediaely adjacency o he sie. This repor describes how he design sks o preserve and conribue o he views from hese srs. For public spaces beyond, he building becomes par of an exising and fuure urban fabric ha is par of he overall ameniy of views wihin and beyond he urban fabric. (g) The provision of an equal or greaer amoun of open space on he sie ha conribues o he sense of space and openness as viewed from public places; A cenral public couryard has bn included in he sie ha is par of he adjacen environmen of Sydney Sr. The sense of openness and benefi of his space is described in deail in his repor. URBAN AND NATURAL CONTEXT ASSESSMENT IN TERMS OF THE QLDC OPERATIVE DISTRICT PLAN Proposed Holiday Inn Express a Corners of Sanley, Sydney and Melbourne Srs Qunsown Resource Consen 15/03/2017 Sh 21 of 36 Level 3, 17 Church Sr, Qunsown I mcauliffesevens.co.nz P UDR 19 Revision 1 GSPublisherEngine

22 Applicaion as Noified 176 File: File Pah: M:\Projecs\Acive Projecs\1514 Pro-inves Developmens Visior Accommodaion Qn\CAD\Resource Consen Mapping\Proposed Holiday Inn Express Urban Design Repor.pln (h) Significan (more han minor) public and pedesrian ameniy values in erms of building appearance and funcion resuling from he seback infringemen; As his repor describes, a significan amoun of hough has bn applied o achieve a design soluion ha resuls in a high ameniy value of he adjacen public and pedesrian environmen. The design has addressed boh appearance and funcion owards achieving a high qualiy oucome. Imporan consideraions have included he provision of srong urban edges o major road corridors and o provide a permeable inviing public space adjacen o a less busy road and pedesrian space. (i) The exen and effec of shadowing on any adjacen propery or public road and Two ou of hr road fronages face norh eas and norh wes and he building does no shade hese roads from he eas, norh and wes. Sanley Sr o he souh wes of he sie is a wide open corridor, of which he heigh of he proposed hoel adjacen is approximaely 2/3 s he widh of he sr. The oucome is consisen wih he environmen of qualiy own cenre urban space, for which poenial shade impacs are considered appropriae. However he proposed building will no shade wes sun from accessing Sanley Sr. In erms of he single souh eas facing inernal boundary, he cenral wing of he building has bn pulled back from he boundary o allow ligh and oulook o he affeced gues rooms of he neighbouring Millennium Hoel. However he building does no encroach ino he yard seback adjacen o his boundary. (j) Any likely fuure increases in he usage of he road. The usage of he adjacen roads have bn addressed, as described in his repor. The repor includes discussion on how he design has responded o he curren and fuure alignmen of Sae Highway 6A. The repor also discusses he naure of Sydney Sr and how he funcion of ha sr has informed he design. Coninuous Building Lengh in he High Densiy Residenial Zone (a) When considering applicaions o excd he maximum coninuous building lengh, he Council shall have regard o he compaibiliy of he proposal wih he New Zealand Urban Design Proocol, having regard o hose assessmen maers under (xiii) Urban Design Proocol Please refer o he discussion above ha addresses he NZ Urban Design Proocol. (b) The exen o which a smaller building may offse or reduce he nd o excd he building lengh rule. I is eviden ha a smaller building can be designed o offse he nd o excd he building lengh rule. However as discussed in his repor; wih he locaion of he subjec sie wihin he urban cenre of Qunsown, a smaller building may no necessarily achieve an appropriae oucome for he urban conex of he sie. The design as proposed and described, specifically ses ou o address he urban fabric of is locaion. The design has bn compld o provide a qualiy soluion ha makes a posiive conribuion o he adjacen srscape. The design includes elemens of projecion and recession plus maerial selecion and landscape relief ha achieves he same posiive oucome; as if he design were lierally compld as he Coninuous Building Lengh Rule prescribes. End of Repor. Signed McAuliffe Sevens Limied Preson Sevens Principal URBAN AND NATURAL CONTEXT ASSESSMENT IN TERMS OF THE QLDC OPERATIVE DISTRICT PLAN Proposed Holiday Inn Express a Corners of Sanley, Sydney and Melbourne Srs Qunsown Resource Consen 15/03/2017 Sh 22 of 36 Level 3, 17 Church Sr, Qunsown I mcauliffesevens.co.nz P UDR 20 Revision 1 GSPublisherEngine

23 Applicaion as Noified 177 Sr Sub urb Sre e Sr Sr Sy dn ey Pa ra de Dou ble Con e oad on R k n Fra Sub urb Sre e r e S laid Ade e Sre ane Brisb r ar S Hob Pa rk Sr M ar ine Sa nle y Ea rl S re e C hu rc h r hs ac e B M el bo ur ne Sr Sr Sr Sr C am p on Drive Coronai Sr r ve o o Sh He lle ns e in Du bl in Sr York Sr Ba lla ra S re e Sy dn ey Ba lla ra S re e Sr Sr Sa nle y Sr e n Sre Dubli C am p Be e ha m Sr Qunsown Hill an M Be nl om on d e re S ar g Ed k ea np we Bo Sh o ov er Sr File: File Pah: M:\Projecs\Acive Projecs\1514 Pro-inves Developmens Visior Accommodaion Qn\CAD\Resource Consen Mapping\Proposed Holiday Inn Express Urban Design Repor.pln e Sre Park en Vein Cresc Park Sr e Sre k r Pa Propery boundary lines Land - waer edge Proposed design fooprin Cecil Peak Exising building fooprins Wa le rp ea k Legend CONTEXT; Neighbourhood proximiy connecion VIEWS Main arerial access ino cenral Qunsown Pedesrian access ino cenral Qunsown Possible fuure arerial access ino cenral Qunsown GSPublisherEngine Local provision of offsr carparking Proposed Holiday Inn Express a Corners of Sanley, Sydney and Melbourne Srs Qunsown R e s o u r c e C o n s e n 1 5 /0 3 / S h e e 2 3 of 3 6 Level 3, 1 7 C h u r c h S r e e, Q u e e n s o w n I m c a u l i f f e s e v e n s.c o.nz P UDR 21 Revision 1

24 Applicaion as Noified 178 File: File Pah: M:\Projecs\Acive Projecs\1514 Pro-inves Developmens Visior Accommodaion Qn\CAD\Resource Consen Mapping\Proposed Holiday Inn Express Urban Design Repor.pln York Sr Sr Be e ha m Sr Sr Sr Sr Sy dn ey Pa ra de Sa nle y oad on R k n Fra e Sre ane Brisb Sub urb Sre e r e S laid Ade Pa rk Sr M ar ine Ea rl S re e C hu rc h r hs ac e B M el bo ur ne He lle ns e in Sr Sr Sr C am p r ar S Hob Opions for he pedesrian access ino cenral Qunsown from he proposed sie include: - via Sanley Sr and Ballara Sr - via Sydney Sr, Coronaion Drive and Hoops Rise o Camp Sr. - via Sydney Sr, he Qunsown Gardens and along he waer fron. Sr r ve o o Sh on Drive Coronai The likely fuure alignmen of he main arerial access ino cenral Qunsown will also pass he proposed Holiday Inn Express sie via Melbourne Sr. Sy dn ey Sr Sr Du bl in Sa nle y Sr Ba lla ra S re e C am p e n Sre Dubli The curren main arerial access (Sae Highway 6A) ino Cenral Qunsown via Frankon Road and Sanley Sr passes he sie for he proposed Holiday Inn Express. Sr Sub urb Sre e Ba lla ra S re e Sh o ov er Sr an M e re S ar g Ed e Sre Park en Vein Cresc Park Sr e Sre k r Pa Exising building fooprins Legend Properybuilding boundary lines Exising fooprins Land - waer edge lines Propery boundary Proposed design fooprin Land - waer edge Neighbourhood Proposed designproximiy fooprin connecion Main arerial access ino connecion Neighbourhood proximiy cenral Qunsown Main arerial access ino Pedesrian access ino cenral Qunsown cenral Qunsown Pedesrian access ino PossibleQunsown fuure arerial access ino cenral cenral Qunsown Possible fuure arerial access ino Local provision of offsr carparking cenral Qunsown CONTEXT; PATHS Qunsown Cenral opencarparking area grn space Local provision of offsr Qunsown Town Cenre Qunsown Cenral openzone area grn space High Densiy Residenial Zone Qunsown Town Cenre Zone Low Densiy High DensiyResidenial ResidenialZone Zone Signifies exising visior accommodaion Low Densiy Residenial Zone GSPublisherEngine Landmark: Skyline Qunsown Signifies exising visior accommodaion Proposed Holiday Inn Express a Corners of Sanley, Sydney and Melbourne Srs Qunsown R e s o u r c e C o n s e n 1 5 /0 3 / S h e e 2 4 of 3 6 Level 3, 1 7 C h u r c h S r e e, Q u e e n s o w n I m c a u l i f f e s e v e n s.c o.nz P UDR 22 Revision 1

25 Applicaion as Noified 179 File: File Pah: M:\Projecs\Acive Projecs\1514 Pro-inves Developmens Visior Accommodaion Qn\CAD\Resource Consen Mapping\Proposed Holiday Inn Express Urban Design Repor.pln York Sr Sr Be e ha m Sr Sr C am p Sr Proposed design fooprin Sub urb Sre e r e S laid Ade en Vein Cresc e Sre Park Land - waer edge r ar S Hob Propery boundary lines Sr oad on R k n Fra e Sre ane Brisb Exising building fooprins Sr Sr Sy dn ey Pa ra de Sa nle y Pa rk Sr M ar ine Ea rl S re e C hu rc h r hs ac e B M el bo ur ne on Drive Coronai Sr r ve o o Sh He lle ns e in Sr Sy dn ey Sr Sr Du bl in Sa nle y Sr Ba lla ra S re e C am p e n Sre Dubli The paern for visior accommodaion ends o follow he main arerial access ino cenral Qunsown. As such he locaion for he proposed Holiday Inn Express sie is in line wih he curren paern for disribuion of visior accommodaion in cenral Qunsown. Sr Sub urb Sre e Ba lla ra S re e Sh o ov er Sr an M e re S ar g Ed Park Sr e Sre k r Pa Neighbourhood proximiy connecion Main arerial access ino cenral Qunsown Pedesrian access ino cenral Qunsown Possible fuure arerial access ino cenral Qunsown Local provision of offsr carparking Legend Qunsown Cenral open area grn space Exising building fooprins Qunsown Town Cenre Propery boundary lines Zone High Zone LandDensiy - waer Residenial edge Low Densiy Residenial Zone Proposed design fooprin Signifies exising visior accommodaion Neighbourhood proximiy connecion Landmark: Qunsown Main arerialskyline access ino cenral Qunsown Landmark: Qunsown Gardens Pedesrian access ino Landmark: Qunsown Hill cenral Qunsown Recreaion Reserve Possible fuure arerial access ino Landmark: TSS Earnslow cenral Qunsown Landmark: Qunsown Bay Local provision of offsr carparking GSPublisherEngine Landmark: Lake Wakaipu; Frankon Arm Qunsown Cenral open area grn space CONTEXT; NODES Proposed Holiday Inn Express a Corners of Sanley, Sydney and Melbourne Srs Qunsown R e s o u r c e C o n s e n 1 5 /0 3 / S h e e 2 5 of 3 6 Level 3, 1 7 C h u r c h S r e e, Q u e e n s o w n I m c a u l i f f e s e v e n s.c o.nz P UDR 23 Revision 1

26 Applicaion as Noified 180 File: File Pah: M:\Projecs\Acive Projecs\1514 Pro-inves Developmens Visior Accommodaion Qn\CAD\Resource Consen Mapping\Proposed Holiday Inn Express Urban Design Repor.pln The proposed Holiday Inn Express sie is siuaed cenrally wihin he High Densiy Residenial Zone - Sub Zone A, where visior accommodaion is a conrolled aciviy. In he proximiy of he sie here is already a high level of visior accommodaion esablished, refer o Nodes. Exising building fooprins Propery boundary lines Land - waer edge Proposed design fooprin Neighbourhood proximiy connecion Main arerial access ino cenral Qunsown Pedesrian access ino Legend cenral Qunsown Exising building fooprins Possible fuure arerial access ino cenral Qunsown Propery boundary lines Local provision of offsr carparking Land - waer edge Qunsown Cenral open area grn space Proposed design fooprin Qunsown Town Cenre Zone Neighbourhood proximiy connecion High Densiy Residenial Zone - Sub Zone A Main arerial access ino cenral Qunsown High Densiy Residenial Zone - Sub Zone B Pedesrian access ino High Densiy Residenial Zone - Sub Zone C cenral Qunsown Low Densiy Residenial Zone Possible fuure arerial access ino cenral Qunsown Signifies exising visior accommodaion CONTEXT; DISTRICTS Local provision of offsr carparking Landmark: Skyline Qunsown Qunsown Cenral open area grn space Landmark: Qunsown Gardens Qunsown Town Cenre Zone Landmark: Qunsown Hill Recreaion Reserve High Densiy Residenial Zone Landmark: TSS Earnslow Low Densiy Residenial Zone GSPublisherEngine Landmark: Qunsown Bay Signifies exising visior accommodaion Proposed Holiday Inn Express a Corners of Sanley, Sydney and Melbourne Srs Qunsown R e s o u r c e C o n s e n 1 5 /0 3 / S h e e 2 6 of 3 6 Level 3, 1 7 C h u r c h S r e e, Q u e e n s o w n I m c a u l i f f e s e v e n s.c o.nz P UDR 24 Revision 1

27 Applicaion as Noified 181 File: File Pah: M:\Projecs\Acive Projecs\1514 Pro-inves Developmens Visior Accommodaion Qn\CAD\Resource Consen Mapping\Proposed Holiday Inn Express Urban Design Repor.pln York Sr Sr Be e ha m Sr r hs ac e B 4 Sa nle y Sr Pa ra de M el bo ur ne Sr Sr Sr Sy dn ey M ar ine Neighbourhood proximiy connecion oad on R k n Fra 5 Pa rk Sr r ar S Hob e Sre ane Brisb Possible fuure arerial access ino cenral Qunsown r e S laid Ade Pedesrian access ino cenral Qunsown Sub urb Sre e Main arerial access ino cenral Qunsown Sr Ea rl S re e Proposed design fooprin C am p on Drive Coronai Land - waer edge Sr r ve o o Sh C hu rc h Propery boundary lines Sy dn ey Exising building fooprins He lle ns e in Sr Sr Sr 3 Du bl in Sa nle y Sr Ba lla ra S re e C am p e n Sre Dubli 1 Sr Sub urb Sre e Ba lla ra S re e Sh o ov er Sr an M e re S ar g Ed e Sre Park en Vein Cresc Local provision of offsr carparking Qunsown Cenral open area grn space Legend Park Sr e Sre k r Pa Qunsown Town Cenre Zone Exising building fooprins High Densiy Residenial Propery boundary lines Zone 2 Low Zone LandDensiy - waerresidenial edge Signifies exising accommodaion Proposed designvisior fooprin 1 Landmark: Skylineproximiy Qunsown Neighbourhood connecion 2 5 Landmark: Main arerialqunsown access ino Gardens cenral Qunsown Landmark: Qunsown Hill Recreaion Reserveino Pedesrian access cenral Qunsown Landmark: TSS Earnslow Possible fuure arerial access ino Landmark: Qunsown Bay cenral Qunsown 6 Landmark: LakeofWakaipu; Frankon Arm Local provision offsr carparking 7 Landmark: Qunsown Golf Course Qunsown Cenral open area grn space Qunsown Town Cenre Zone CONTEXT; LANDMARKS High Densiy Residenial Zone Low Densiy Residenial Zone Signifies exising visior accommodaion Landmark: Skyline Qunsown Landmark: Qunsown Gardens GSPublisherEngine Landmark: Qunsown Hill Proposed Holiday Inn Express a Corners of Sanley, Sydney and Melbourne Srs Qunsown R e s o u r c e C o n s e n 1 5 /0 3 / S h e e 2 7 of 3 6 Level 3, 1 7 C h u r c h S r e e, Q u e e n s o w n I m c a u l i f f e s e v e n s.c o.nz P UDR 25 Revision 1

28 Applicaion as Noified 182 File: File Pah: M:\Projecs\Acive Projecs\1514 Pro-inves Developmens Visior Accommodaion Qn\CAD\Resource Consen Mapping\Proposed Holiday Inn Express Urban Design Repor.pln Be e ha m York Sr Sr C hu rc h r hs ac e B Sr Sr Sy dn ey Pa ra de Sa nle y m 50.0 oad on R k n Fra Sub urb Sre e.0m 200 r e S laid Ade r ar S Hob e Sre ane Brisb A 500.0m from he cenre of he proposed Holiday Inn Express sie; he proximiy remains wihin a pedesrians comfor disance, and provides access o cenral Qunsown. Sr.0m 100 Pa rk Sr M ar ine M el bo ur ne Sr Du bl in Sr Sr C am p He lle ns e in Sr Sy dn ey Sr Ba lla ra S re e Sr r ve o o Sh.0m 300 e Sre Park A 300.0m from he cenre of he proposed Holiday Inn Express sie; he proximiy is wihin he nominal pedesrian comfor disance, and provides access o a variey of visior aracions such as: food and beverage faciliies, ouris aracions and aciviies, shopping and ranspor. Sr Ea rl S re e A 200.0m from he cenre of he proposed Holiday Inn Express sie; he proximiy is o he ouer neighbouring properies, which consiss mainly of visior accommodaion and residenial properies o he Norh Eas. Sa nle y Sr on Drive Coronai A 100.0m from he cenre of he proposed Holiday Inn Express sie; he proximiy is o he immediae neighbouring properies, which consiss mainly of visior accommodaion C am p e n Sre Dubli A 50.0m from he cenre of he proposed Holiday Inn Express sie; he proximiy is o he exen of he sie and sidewalk. Sr Sub urb Sre e Ba lla ra S re e Sh o ov er Sr an M e re S ar g Ed en Vein Cresc Park Sr e Sre k r Pa.0m 500 Legend Exising building fooprins Propery boundary lines Land - waer edge Proposed design fooprin Neighbourhood proximiy connecion CONTEXT; Main arerial access ino cenral Qunsown PROXIMITY Pedesrian access ino cenral Qunsown Possible fuure arerial access ino cenral Qunsown Local provision of offsr carparking GSPublisherEngine Qunsown Cenral open area grn space Proposed Holiday Inn Express a Corners of Sanley, Sydney and Melbourne Srs Qunsown R e s o u r c e C o n s e n 1 5 /0 3 / S h e e 2 8 of 3 6 Level 3, 1 7 C h u r c h S r e e, Q u e e n s o w n I m c a u l i f f e s e v e n s.c o.nz P UDR 26 Revision 1

29 Applicaion as Noified 183 File: File Pah: M:\Projecs\Acive Projecs\1514 Pro-inves Developmens Visior Accommodaion Qn\CAD\Resource Consen Mapping\Proposed Holiday Inn Express Urban Design Repor.pln York Sr Sr Sr Sr Sr C am p Sr Sr Sr Sy dn ey Pa ra de Sa nle y oad on R k n Fra Sub urb Sre e r e S laid Ade e Sre ane Brisb r ar S Hob Pa rk Sr M ar ine Ea rl S re e C hu rc h r hs ac e B M el bo ur ne Sr Du bl in Sr r ve o o Sh He lle ns e in Sr Sy dn ey Sr Ba lla ra S re e Be e ha m Sa nle y Sr e n Sre Dubli C am p Sub urb Sre e Ba lla ra S re e Sh o ov er Sr Sr on Drive Coronai The proposed Holiday Inn Express sie follows he buil opography of Qunsown ha aligns he roading paern. The general direcion of he roading paern responds o he lake edge, wih all srs essenially being in a grid layou ha is perpendicular o he shore. Following his exising paern enforces a srong relaionship bewn he proposed building and he exising buil form, he sr scape and he lake fron. The resul provides for srong edges o he roading nework as open public space, in line wih good urban design pracice. an M e re S ar g Ed e Sre Park en Vein Cresc Park Sr e Sre k r Pa Legend Exising building fooprins Propery boundary lines Land - waer edge Proposed design fooprin CONTEXT; Neighbourhood proximiy connecion EDGES Main arerial access ino cenral Qunsown Pedesrian access ino cenral Qunsown Possible fuure arerial access ino cenral Qunsown GSPublisherEngine Local provision of offsr carparking Proposed Holiday Inn Express a Corners of Sanley, Sydney and Melbourne Srs Qunsown R e s o u r c e C o n s e n 1 5 /0 3 / S h e e 2 9 of 3 6 Level 3, 1 7 C h u r c h S r e e, Q u e e n s o w n I m c a u l i f f e s e v e n s.c o.nz P UDR 27 Revision 1

30 Applicaion as Noified 184 File: File Pah: M:\Projecs\Acive Projecs\1514 Pro-inves Developmens Visior Accommodaion Qn\CAD\Resource Consen Mapping\Proposed Holiday Inn Express Urban Design Repor.pln York Sr Sr Be e ha m Sr Sr C am p Sr Sr oad on R k n Fra Sub urb Sre e r e S laid Ade r ar S Hob e Sre ane Brisb en Vein Cresc e Sre Park Exising Building Fooprins Sr Sr Sy dn ey Pa ra de Sa nle y Pa rk Sr M ar ine Ea rl S re e C hu rc h r hs ac e B M el bo ur ne on Drive Coronai Sr r ve o o Sh He lle ns e in Sr Sy dn ey Sr Sr Du bl in Sa nle y Sr Ba lla ra S re e C am p e n Sre Dubli The proposed Holiday Inn Express sie has access o a number of public parking areas wihin walking disance. In addiion here is ready access o public grn space Sr Sub urb Sre e Ba lla ra S re e Sh o ov er Sr an M e re S ar g Ed Park Sr e Sre k r Pa Propery Boundary Lines Land - Waer edge Proposed Design Fooprin Neighbourhood proximiy connecion Legend Main arerial access ino Exising building fooprins Qunsown Cenral Propery boundary lines ino Main pedesrian access Qunsown Cenral Land - waer edge Possible Fuure access ino Proposed design fooprin Qunsown Cenral Neighbourhood Local provision ofproximiy offsrconnecion carparking Main arerial access ino cenral Qunsown Qunsown cenral open area grn space Pedesrian access ino cenral Qunsown Qunsown Town Cenre Zone GSPublisherEngine Possible fuure arerial access High Densiy Residenial Zone ino cenral Qunsown Low Densiy Residenial Zone Local provision of offsr carparking Signifies visior accommodaion Qunsown Cenral open area grn space Proposed Holiday Inn Express a Corners of Landmark: Skyline Qunsown R e s o u r c e C o n s e n 1 5 /0 3 / S h e e 3 0 of 3 6 Level 3, 1 7 C h u r c h S r e e, Q u e e n s o w n Qunsown Town Cenre Zone Landmark: Qunsown Gardens High Densiy Residenial Zone Landmark: Qunsown Hill Recreaion Reserve CONTEXT; PARKING AND GREEN SPACE Sanley, Sydney and Melbourne Srs Qunsown I m c a u l i f f e s e v e n s.c o.nz P UDR 28 Revision 1

31 Applicaion as Noified 185 File: File Pah: M:\Projecs\Acive Projecs\1514 Pro-inves Developmens Visior Accommodaion Qn\CAD\Resource Consen Mapping\Proposed Holiday Inn Express Urban Design Repor.pln He lle ns e in The proposed Holiday Inn Express sie is locaed wihin a regular roading grid ha allows access for vehicles, cycliss and predaions. S re e The main access for vehicles, cycliss and predaions o he proposed hoel is off Sydney Sr. This allows he hoel o connec o Sanley Sr as he exising main arerial roue, or Melbourne Sr if in he fuure he main arerial roue shifs. The fronage locaion on Sydney Sr also reduces he poenial of congesion on he wo main srs; Melbourne Sr and Sanley Sr. Sy dn ey The proposed Holiday Inn Express sie has a single direcion service lane a he rear of he sie, adjacen o he inernal boundary. The single direcion of he lane, again reduces congesion on Sanley and Melbourne Srs. he lane has flexibiliy o reverse he direcion, if/when he main arerial roue shifs o Melbourne Sr, if required. Legend ProperyBuilding Boundary Lines Exising Fooprins Building sie block edge Propery Boundary Lines Sy dn ey Exising Building Fooprins S re e S re e Sr S an le y Vehicle Enry / Exi M el bo ur ne S re e d a o R n o k n a Fr Proposed Design Building sie blockfooprin edge Vehicular access roues Proposed Design Fooprin Pedesrianaccess accessroues roues Vehicular NEIGHBOURGHOOD; Possible main fuureroues access ino Qunsown Pedesrian access Cenral PATHS Possible main fuure access ino Qunsown High Densiy Residenial Zone, Sub Zone A Cenral wih large buildings High Densiy Residenial Zone, Sub Zone A Highlarge Densiy Residenial Zone, Sub Zone A wih buildings wih small buildings High Densiy Residenial Zone, Sub Zone A Holiday Innbuildings Express sie wih small grn space environmen GSPublisherEngine Holiday Inn Express sie Indicaes alignmen of srong sr edge grn space environmen Proposed Holiday Inn Express a Corners of Sanley, Sydney and Melbourne Srs Qunsown R e s o u r c e C o n s e n 1 5 /0 3 / S h e e 3 1 of 3 6 Level 3, 1 7 C h u r c h S r e e, Q u e e n s o w n I m c a u l i f f e s e v e n s.c o.nz P UDR 29 Revision 1

32 Applicaion as Noified 186 File: File Pah: M:\Projecs\Acive Projecs\1514 Pro-inves Developmens Visior Accommodaion Qn\CAD\Resource Consen Mapping\Proposed Holiday Inn Express Urban Design Repor.pln He lle ns e in The locaion of he sie wihin he High Densiy Residenial Zone, Sub Zone A; is on he Souh Wes Side of Melbourne Sr where here is a dominance of larger visior accommodaion buildings. These buildings are disribued along he exising main arerial roue ino cenral Qunsown. Sy dn ey S re e By conras he porion of he Zone o he Norh Eas of Melbourne Sr currenly consiss of smaller residenial scale buildings. However i is anicipaed ha his paern will change and become more dense, as he Zone encourages, when/if he arerial roue shifs o Melbourne Sr. The proposed design for he Holiday Inn Express fis o boh conexs. The building is reduced in heigh and scale along Melbourne Sr, so i does no dominae he exising low densiy environmen. Bu he design also anicipaes he possibiliy of a fuure environmen ha may become more dense. S an le y Exising Building Fooprins Propery Boundary Lines Building sie block edge Sr Sy dn ey GSPublisherEngine Indicaes of srong sr edge Indicaes alignmen ouline of eraic profile S re e S re e Proposed Design Fooprin Exising Building Fooprins Legend Vehicular access roues Exising Fooprins ProperyBuilding Boundary Lines Pedesrian access roues Propery Boundary Lines Building sie block edge Possible main fuure access ino Qunsown Building sie blockfooprin edge Proposed Design Cenral Proposed Design Fooprin Vehicular access roues Zone, Sub Zone A High Densiy Residenial wih large buildings Vehicular Pedesrianaccess accessroues roues High Densiy Residenial Zone, Sub Zone A Pedesrian access Possible main fuureroues access ino Qunsown wih small buildings Cenral Possible Inn main fuuresie access ino Qunsown Holiday Express Cenral High Densiy Zone, Sub Zone A grn spaceresidenial environmen wih large buildings High Densiy Residenial Zone, sr Sub Zone Indicaes alignmen of srong edgea wih buildings Highlarge Densiy Residenial Zone, Sub Zone A wih small ouline buildings Indicaes of eraic profile High Densiy Residenial Zone, Sub Zone A wih small Holiday Innbuildings Express sie grn space environmen Holiday Inn Express sie grn space environmen Indicaes alignmen of srong sr edge M el bo ur ne S re e d a o R n o k n a Fr NEIGHBOURGHOOD; DISTRICTS Proposed Holiday Inn Express a Corners of Sanley, Sydney and Melbourne Srs Qunsown R e s o u r c e C o n s e n 1 5 /0 3 / S h e e 3 2 of 3 6 Level 3, 1 7 C h u r c h S r e e, Q u e e n s o w n I m c a u l i f f e s e v e n s.c o.nz P UDR 30 Revision 1

33 Applicaion as Noified 187 File: File Pah: M:\Projecs\Acive Projecs\1514 Pro-inves Developmens Visior Accommodaion Qn\CAD\Resource Consen Mapping\Proposed Holiday Inn Express Urban Design Repor.pln He lle ns e in The layou of he proposed Holiday Inn Express creaes a couryard ha is orienaed o he Norh Wes, ha is shelered and warm. This couryard responds o and engages wih he less acive environmen of Sydney Sr, as a new oudoor urban space. Sy dn ey S re e This new couryard also has a correlaion wih he inernal couryard of he Millennium Hoel. Sy dn ey Exising Building Fooprins Legend S re e S re e Sr S an le y M el bo ur ne S re e d a o R n o k n a Fr Exising Fooprins ProperyBuilding Boundary Lines Propery Boundary Lines Building sie block edge Building sie blockfooprin edge Proposed Design NEIGHBOURGHOOD; Proposed Design Fooprin Vehicular access roues PROXIMITY Vehicular Pedesrianaccess accessroues roues GSPublisherEngine Pedesrian access Possible main fuureroues access ino Qunsown Cenral Possible main fuure access ino Qunsown Cenral High Densiy Residenial Zone, Sub Zone A wih large buildings High Densiy Residenial Zone, Sub Zone A wih buildings Highlarge Densiy Residenial Zone, Sub Zone A wih small buildings High Densiy Residenial Zone, Sub Zone A Proposed Holiday Inn Express a Corners of Sanley, Sydney and Melbourne Srs Qunsown R e s o u r c e C o n s e n 1 5 /0 3 / S h e e 3 3 of 3 6 Level 3, 1 7 C h u r c h S r e e, Q u e e n s o w n I m c a u l i f f e s e v e n s.c o.nz P UDR 31 Revision 1

34 Applicaion as Noified 188 File: File Pah: M:\Projecs\Acive Projecs\1514 Pro-inves Developmens Visior Accommodaion Qn\CAD\Resource Consen Mapping\Proposed Holiday Inn Express Urban Design Repor.pln He lle ns e in The alignmen of he gues wings o he proposed Holiday Inn Express conribue oo and form a srong edge o he main arerial roue, consisen wih good urban design pracice and as already esablished by he exising, buildings in he neighbourhood. S re e The perimr corners of he proposed hoel respond o he forms ha exis on he immediae adjacen buildings. There is an irregular geomery a he wo exernal sr corners, responding o he Scenic Suies and Blue Peaks hoels. There is a more regular geomery a he wo corners adjacen o he Millennium Hoel. Exising Building Fooprins The cenral wing of he proposed hoel is se back from he boundary Propery Boundarywhere Lines i is opposie / adjacen o gues rooms of he Millennium Hoel ha look ouwards he direcion of he sie for Building sie o block edge he new hoel. Proposed Design Fooprin S an le y Vehicular access roues S re e Bu sl an e Sy dn ey The irregular geomery of he proposed buil form adjacen o he wo road fronage corners ariculae he building in his locaion wih a poin of difference and acknowledges he adjacen inersecion and change of direcion. The forms are also creaed so ha hey make a graphic connecion o Qunsown bay below he sie and Qunsown hill above he sie. M el bo ur ne S re e S re e Sr Pedesrian access roues Sy dn ey Possible main fuure access ino Qunsown Cenral High Densiy Residenial Zone, Sub Zone A Exising Building Fooprins wih large buildings Legend Propery Boundary Lines Zone, Sub Zone A Exising Building Fooprins High Densiy Residenial wih small buildings Building block edge Propery sie Boundary Lines Holiday Inn Express sie Proposed Design Fooprin Building sie block edge grn space environmen d a o R n o k n a Fr Vehicular access roues Proposed Design Fooprin Indicaes alignmen of srong sr edge NEIGHBOURGHOOD; Pedesrian access roues Vehicular access roues Indicaes ouline of eraic profile GSPublisherEngine Possible main fuureroues access ino Qunsown Pedesrian access Cenral Possible main fuure access ino Qunsown High Densiy Residenial Zone, Sub Zone A Cenral wih large buildings High Densiy Residenial Zone, Sub Zone A High Densiy Residenial Zone, Sub Zone A wih large buildings wih small buildings High Densiy Residenial Zone, Sub Zone A Holiday Innbuildings Express sie wih small grn space environmen EDGES Proposed Holiday Inn Express a Corners of Sanley, Sydney and Melbourne Srs Qunsown R e s o u r c e C o n s e n 1 5 /0 3 / S h e e 3 4 of 3 6 Level 3, 1 7 C h u r c h S r e e, Q u e e n s o w n I m c a u l i f f e s e v e n s.c o.nz P UDR 32 Revision 1

35 Applicaion as Noified 189 File: File Pah: M:\Projecs\Acive Projecs\1514 Pro-inves Developmens Visior Accommodaion Qn\CAD\Resource Consen Mapping\Proposed Holiday Inn Express Urban Design Repor.pln He lle ns e in The perimr of he proposed Holiday Inn Express includes a hard and sof landscape ha is consisen wih he landscape edges of he adjacen Scenic Suies Qunsown, Blue Peaks Aparmens and Millennium Hoel. Sy dn ey S re e The proposed building and landscape design for he new hoel have bn coordinaed o provide an inegraed sr scape soluion ha conribues o he exising urban fabric, ye allows for fuure change. S an le y Exising Building Fooprins Propery Boundary Lines Building sie block edge Proposed Design Fooprin M el bo ur ne S re e S re e S re e Pedesrian access roues Sr Vehicular access roues Sy dn ey Possible main fuure access ino Qunsown Cenral Exising Building Fooprins Legend High Densiy Residenial Exising Building Fooprins Propery Boundary Lines Zone, Sub Zone A wih large buildings Propery sie Boundary Lines Building block edge High Densiy Residenial Zone, Sub Zone A wih small buildings Building sie blockfooprin edge Proposed Design GSPublisherEngine Holiday Innaccess Express sie Proposed Design Fooprin Vehicular roues grn space environmen Vehicular access Pedesrian accessroues roues Indicaes alignmen of srong sr edge Pedesrian access Possible main fuureroues access ino Qunsown Indicaes Cenral ouline of eraic profile Possible main fuure access ino Qunsown Cenral High Densiy Residenial Zone, Sub Zone A wih large buildings High Densiy Residenial Zone, Sub Zone A wih large buildings High Densiy Residenial Zone, Sub Zone A wih small buildings High Densiy Residenial Zone, Sub Zone A wih small Holiday Innbuildings Express sie grn space environmen Holiday Inn Express sie d a o R n o k n a Fr NEIGHBOURGHOOD; GREEN SPACE Proposed Holiday Inn Express a Corners of Sanley, Sydney and Melbourne Srs Qunsown R e s o u r c e C o n s e n 1 5 /0 3 / S h e e 3 5 of 3 6 Level 3, 1 7 C h u r c h S r e e, Q u e e n s o w n I m c a u l i f f e s e v e n s.c o.nz P UDR 33 Revision 1

36 Applicaion as Noified 190 File: File Pah: M:\Projecs\Acive Projecs\1514 Pro-inves Developmens Visior Accommodaion Qn\CAD\Resource Consen Mapping\Proposed Holiday Inn Express Urban Design Repor.pln He lle ns e in The eraics of he proposed Holiday Inn Express are designed o follow he concep of boulders being uplifed and ranspored by he glacier. The boulders/eraics are represened by he profiled meal clad elemens, and he glacier is represened by he perforaed meal rainscrn. Sy dn ey S re e The combinaion of hese elemens invoke a posiive impac on he adjacen sr and urban environmen. This is achieved by he resuling projecion and recession of he building form and is furher ariculaed by he use of complemenary bu differing building maerials. M el bo ur ne S re e S re e Exising Building Fooprins Propery Boundary Lines S an le y Building sie block edge Proposed Design Fooprin Vehicular access roues Pedesrian access roues S re e Sr Possible main fuure access ino Qunsown Cenral Sy dn ey High Densiy Residenial Zone, Sub Zone A wih large buildings Exising Building Fooprins High Densiy Residenial Zone, Sub Zone A Legend wih small buildings Exising Fooprins ProperyBuilding Boundary Lines Holiday Inn Express sie Propery Boundary Lines Building sie block edge grn space environmen d a o R n o k n a Fr Building blockfooprin edge Proposed Design Indicaessie alignmen of srong sr edge Proposed Design of Fooprin Vehicular access roues Indicaes ouline eraic profile NEIGHBOURGHOOD; Vehicular Pedesrianaccess accessroues roues GSPublisherEngine Pedesrian access Possible main fuureroues access ino Qunsown Cenral Possible main fuure access ino Qunsown Cenral High Densiy Residenial Zone, Sub Zone A wih large buildings High Densiy Residenial Zone, Sub Zone A wih buildings Highlarge Densiy Residenial Zone, Sub Zone A wih small buildings High Densiy Residenial Zone, Sub Zone A wih small Holiday Innbuildings Express sie grn space environmen ERATICS Proposed Holiday Inn Express a Corners of Sanley, Sydney and Melbourne Srs Qunsown R e s o u r c e C o n s e n 1 5 /0 3 / S h e e 3 6 of 3 6 Level 3, 1 7 C h u r c h S r e e, Q u e e n s o w n I m c a u l i f f e s e v e n s.c o.nz P UDR 34 Revision 1

37 Applicaion as Noified 191

38 Applicaion as Noified 192

39 Applicaion as Noified 193

40 Applicaion as Noified 194

41 Applicaion as Noified 195 Sign 1: Melbourne S and Sanley S Sign 2: Sydney S Locaion of sign on corner of Melbourne and Sydney S. Sign mouned on grade. Locaion of sign on corner of Sanley and Sydney S. Sign o be mouned on a sone garden wall ha is 500mm high, a is highes poin above finshed ground level. Locaion of sign a he main enry o he hoel on Sydney S. Sign o be mouned on grade a he back of a sone reaining wall ha is 810mm high, a is highes poin above finshed ground level , , , , ,528 2, ,146 1, Sign 1: Fron View Sign 1: Side View Area of elevaion: 2.75m 2 Area of elevaion: 0.43m 2 Sign 2: Fron View Sign 2: Side View Area of elevaion: 1.60m 2 Area of elevaion: 0.25m 2

42 Applicaion as Noified 196 Pro Inves NZ Propery 1 Limied Parnership Holiday Inn Express, Qunsown Inegraed Transpor Assessmen March 2017 TDG Ref: ia hiex qn finalv2.docx

43 Applicaion as Noified 197 Pro Inves NZ Propery 1 Limied Parnership Holiday Inn Express, Qunsown Inegraed Transpor Assessmen Qualiy Assurance Saemen Prepared by: Chris Rossier Principal Transporaion Enginr Reviewed by: Don McKenzie Direcor / Auckland Branch Manager Approved for Issue by: Don McKenzie Direcor / Auckland Branch Manager Saus: Final repor Dae: 17 March 2017 PO Box 256, Chrischurch 8140 New Zealand P: March ITA HIEX QTN FINALv2.docx

44 Pro Inves NZ Propery 1 Limied Parnership, Holiday Applicaion Inn Express, as Noified Qunsown 198 Inegraed Transpor Assessmen Table of Conens Execuive Summary Inroducion Exising Transpor Infrasrucure Sie Locaion Road Nework Pedesrian and Cycle Nework Public Transpor Nework Exising Travel Paerns Daily Traffic Volumes Daily Travel Paerns Local Roads Road Safey Planned Changes o Transpor Infrasrucure Inner Links Projec Proposed Developmen Overview Parking Servicing Vehicle Movemens Traffic Generaion Parking Demands Expeced Transpor Effecs Traffic Effecs Parking Effecs Road Nework Effecs Road Safey Effecs Qunsown Lakes Disric Plan Transpor Rules Consrucion Managemen Plan Conclusions Appendix A Disric Plan Transpor Rules 17 March ITA HIEX QTN FINALv2.docx

45 Pro Inves NZ Propery 1 Limied Parnership, Holiday Applicaion Inn Express, as Noified Qunsown 199 Inegraed Transpor Assessmen Appendix B Vehicle Tracking Appendix C Consrucion Vehicle Tracking 17 March ITA HIEX QTN FINALv2.docx

46 Applicaion as Noified 200 Pro Inves NZ Propery 1 Limied Parnership, Holiday Inn Express, Qunsown Inegraed Transpor Assessmen Page 1 Execuive Summary The sie of he proposed Holiday Inn Express a he corner of he Sanley Sr (Sae Highway 6A) / Sydney Sr inersecion in Qunsown currenly accommodaes a backpacker accommodaion faciliy bu is oherwise largely undeveloped. The developmen will increase raffic movemens and parking demands in he immediae area however his is considered accepable from a ransporaion perspecive, since a hoel is an anicipaed aciviy in he High Densiy Residenial Zone albei ha a minor shorfall is generaed wih respec o he Disric Plan parking sandards, he overall effec of his shorfall is considered accepable wihin his par of he Qunsown ranspor nework. The mos noiceable ransporaion effec will be he removal of some 12 kerb side parking spaces from he souh side of Sydney Sr and is replacemen by he coach pick up / drop area, ogeher wih a new shorfall of approximaely one parking space on he Melbourne Sr fronage. Alhough here will be an increase in he number of parking spaces on Melbourne Sr, here will be a reducion in he overall number of on sr parking spaces across hese wo sie fronages. This will resul in relocaion of he exising parking demands on Sydney Sr o Melbourne Sr wihin he wider road nework ha is already o some degr affeced by public kerbside parking. Under he Inner Links Projec, i is anicipaed ha parking resricions will be inroduced on Melbourne Sr bu relaxed on Sanley Sr. The overall effec is expeced o be largely neural in erms of on sr parking and would no be expeced o generae a demand o re insae on sr parking on Sydney Sr. The assessmen of he design agains he ranspor rules of he Disric Plan shows a high level of compliance. The wo mos significan areas of non compliance are wih respec o he number of parking spaces being provided on he sie, and he dimensions of he parking spaces. The parking space dimensions have bn consrained by he srucural requiremens of he building and herefore are narrower han he Disric Plan dimensional sandards. However, since he dimensions of he spaces comply wih he requiremens of he naional sandard NZS2890.1, his is considered o be accepable. The sie will provide 50 parking spaces on sie and is comparable o he expeced parking demands a 80% hoel occupancy. This means ha here will be occasional overflow visior parking demands during he busies periods of peak aciviy ono he surrounding srs, and in paricular ono Melbourne Sr. Overall, he ranspor effecs are considered o be consisen wih he zoning and he proposal can be suppored from a ranspor perspecive. 17 March ITA HIEX QTN FINALv2.docx

47 Applicaion as Noified 201 Pro Inves NZ Propery 1 Limied Parnership, Holiday Inn Express, Qunsown Inegraed Transpor Assessmen Page 2 1. Inroducion TDG has bn engaged by Pro inves NZ Propery 1 Limied Parnership o prepare an Inegraed Transpor Assessmen for he proposed 227 gues room Holiday Inn Express Qunsown Hoel ha will be locaed on land bounded by Sanley Sr, Sydney Sr and Melbourne Sr. The developmen sie currenly includes backpacker accommodaion on one parcel of land wih he remaining sies being currenly undeveloped. This repor describes he locaion of he sie in relaion o he surrounding ransporaion neworks and he exising paerns of ravel in he viciniy of he sie. I hen describes he ransporaion componens of he proposal, he expeced raffic generaion and provides an overall assessmen of he expeced raffic effecs. 17 March ITA HIEX QTN FINALv2.docx

48 Applicaion as Noified 202 Pro Inves NZ Propery 1 Limied Parnership, Holiday Inn Express, Qunsown Inegraed Transpor Assessmen Page 3 2. Exising Transpor Infrasrucure 2.1 Sie Locaion The developmen sie is locaed on he easern side of he Qunsown Cenral Business Disric. I is bounded by Sanley Sr, Sydney Sr and Melbourne Sr as well as he Millennium Hoel o he eas. The sie is locaed wihin he High Densiy Residenial Zone (Sub Zone A) 1 ha surrounds he Qunsown Town cenre zone. Figure 1: Disric Plan Zoning There is a range of visior accommodaion opions in he immediae viciniy of he sie. The Millennium Hoel abus he souhern boundary. The Four Seasons Hoel and Blue Peaks Aparmens are locaed on he opposie side of Sanley Sr wih he Hearland Scenic Suies being locaed on he opposie side of Sydney Sr. 2.2 Road Nework Sanley Sr forms par of Sae Highway 6A (SH6A) ha links he Qunsown Town Cenre wih Sae Highway 6 (SH6) a Frankon. Along he sie fronage, Sanley Sr has bn consruced as a wo lane road wih parking permied on he souh side of he road. There are no sopping lines pained on he norhern side of he road along he sie fronage. A 2m wide flush median separaes he wo raffic lanes. 1 Operaive Disric Plan 17 March ITA HIEX QTN FINALv2.docx

49 Applicaion as Noified 203 Pro Inves NZ Propery 1 Limied Parnership, Holiday Inn Express, Qunsown Inegraed Transpor Assessmen Page 4 Phoograph 1: Sanley Sr View Souh from Sydney Sr Sydney Sr forms he norhern boundary o he sie. I has a single raffic lane in each direcion wih unresriced kerbside parking permied on boh sides of he road. There are raised islands on he approaches o Sanley Sr and o Melbourne Sr ha will provide a degr of raffic calming by narrowing he road in advance of he inersecions a each end of his secion of Sanley Sr. Boh sides of he sr were occupied by parked vehicles during sie visis in he morning and evening peak period on he souhern side of Sydney Sr adjoining he sie. There are a oal of 12 parallel unresriced kerbside parking spaces on his secion of he nework. Since he only aciviies on his secion of sr are he hoel and backpackers and here was no urnover of parking observed; i is considered likely ha he vehicles are associaed wih employ parking because he parking is unresriced and close o he own cenre. 17 March ITA HIEX QTN FINALv2.docx

50 Applicaion as Noified 204 Pro Inves NZ Propery 1 Limied Parnership, Holiday Inn Express, Qunsown Inegraed Transpor Assessmen Page 5 Phoograph 2: Sydney Sr View Norh from Sanley Sr Melbourne Sr has bn consruced wih a 13 14m wide carriageway and has no road markings. Unresriced kerbside parking is permied on boh sides of he sr. Phoograph 3: Melbourne Sr View Souh from Sydney Sr Sydney Sr ms Sanley Sr a a prioriy inersecion conrolled by Give Way signs on Sydney Sr. There is a righ urn bay wihin he flush median on Sanley Sr ha provides spaces for vehicles waiing o urn ino Sydney Sr. 17 March ITA HIEX QTN FINALv2.docx

51 Applicaion as Noified 205 Pro Inves NZ Propery 1 Limied Parnership, Holiday Inn Express, Qunsown Inegraed Transpor Assessmen Page 6 Sydney Sr ms Melbourne Sr a a prioriy inersecion conrolled by Give Way signs on Sydney Sr. 2.3 Pedesrian and Cycle Nework There is a good pedesrian nework around he sie wih foopahs on boh sides of Sanley Sr, Sydney Sr and Melbourne Sr. There is also a pedesrian refuge island on Sanley Sr o he souh of he sie. There are no specific cycling faciliies in he immediae viciniy of he sie and cycliss would be expeced o share he road wih moor vehicles. Phoograph 4: Pedesrian Refuge Island on Sanley Sr 2.4 Public Transpor Nework Connecabus operaes he public ranspor services in Qunsown. Sanley Sr forms par of he key bus roue connecing Qunsown and Frankon. There are bus sops on Sanley Sr beside he sie. 17 March ITA HIEX QTN FINALv2.docx

52 Applicaion as Noified 206 Pro Inves NZ Propery 1 Limied Parnership, Holiday Inn Express, Qunsown Inegraed Transpor Assessmen Page 7 Phoograph 5: Sanley Sr Bus Sop 17 March ITA HIEX QTN FINALv2.docx

53 Applicaion as Noified 207 Pro Inves NZ Propery 1 Limied Parnership, Holiday Inn Express, Qunsown Inegraed Transpor Assessmen Page 8 3. Exising Travel Paerns 3.1 Daily Traffic Volumes Figure 2 shows he daily raffic volumes recorded by NZTA on Sanley Sr souh of Sydney Sr. I shows ha he wkday daily volumes peak hrough he summer period (January o March) is abou 19,700 vehicles per day (vpd). The lowes raffic volumes of abou 16,300vpd occurred during May and June. Figure 2: 2016 Daily Traffic Volumes SH6A Sanley Sr Table 1 shows he annual average daily raffic volumes (AADT) repored by NZTA for SH6A a Sanley Sr. Measured over he mos recen five years of daa, raffic volumes have bn growing a abou 4% per annum. However, he rae of growh in he las wo years has bn above 5% per annum. Year AADT , , , , ,402 Table 1: Annual Average Traffic Volumes SH6A Sanley Sr 17 March ITA HIEX QTN FINALv2.docx

54 Applicaion as Noified 208 Pro Inves NZ Propery 1 Limied Parnership, Holiday Inn Express, Qunsown Inegraed Transpor Assessmen Page Daily Travel Paerns Figure 3 and Figure 4 show he morning and evening peak hour wo way raffic volumes recorded on Sanley Sr. These show differen paerns during he year. The morning peak hour volumes are low during January and are likely o reflec he lower employmen ravel during he holiday period. The evening peak hour volumes remain high hrough much of he year. Figure 3: Morning Peak Hour Traffic Volumes SH6A Sanley Sr Figure 4: Evening Peak Hour Traffic Volumes SH6A Sanley Sr 17 March ITA HIEX QTN FINALv2.docx

55 Applicaion as Noified 209 Pro Inves NZ Propery 1 Limied Parnership, Holiday Inn Express, Qunsown Inegraed Transpor Assessmen Page 10 Figure 5 shows he average hourly variaion in raffic volumes on Sanley Sr during February 2016 which reflecs he busies ime of he year. The daa shows hr peaks during he day for vehicle movemens ravelling ino Qunsown; a morning peak, midday peak and also an evening peak. By comparison, raffic volumes deparing from Qunsown rise rapidly bewn 7:00am and 9:00am and hen more slowly during he day o a lae afernoon peak abou 4:00pm. Figure 5: Hourly Variaion in Wkday Traffic Volumes February Local Roads During he morning peak hour, all raffic movemens observed on Sydney Sr bewn Melbourne Sr and Sanley Sr were hrough movemens; here were no movemens observed ha were associaed wih he on sr parking. The observed wo way raffic volume was abou 70vph bewn 8:00am and 9:00am. This included coaches and vehicles associaed wih ouris aciviies. Since he peak hour raffic volume ypically represens abou en percen of he daily raffic volume, i is likely ha Sydney Sr norh of Sanley Sr carries an average daily woway raffic volume of abou 700vpd. Wih he high volumes of raffic using Sanley Sr a peak imes, he righ urn movemens from Sydney Sr are subjec o average delays of more han 35 seconds which represens Level of Service (LOS) E o F. Drivers ypically have o wai for gaps in he flows being creaed by he signals a Ballara Sr or for drivers on Sanley Sr o give way. 17 March ITA HIEX QTN FINALv2.docx

56 Applicaion as Noified 210 Pro Inves NZ Propery 1 Limied Parnership, Holiday Inn Express, Qunsown Inegraed Transpor Assessmen Page Road Safey Figure 6 shows he locaions and ypes of crashes ha have bn repored on he road nework surrounding he sie since he beginning of A oal of 16 incidens were repored wih four crashes resuling in minor injuries. No injuries were repored for he oher crashes. Figure 6: Collision Diagram One injury crash involved a pedesrian who sared o cross Melbourne Sr in dark, we condiions wihou checking for raffic. The oher hr injury crashes involved wo vehicles. Two occurred a inersecions and one was a rear end collision. There were nine crashes a inersecions along SH6A which were aribued o drivers failing o give way. Given he imes a which hese crashes occurred, i is considered likely ha hese crashes were influenced by he high raffic volumes on SH6A and drivers were misjudging he gaps available. Four of he crashes were repored a he Sydney Sr / Sanley Sr inersecion wih one of he crashes causing injury. The injury crash occurred when a vehicle ha had slowed o urn righ ino Sydney Sr was hi from behind. Two crashes involved righ urns from Sydney Sr bu did no resul in any injury. Overall, he crash records do no raise any specific concerns wih he road nework. I is considered ha he number and ype of crashes being repored reflecs he high volumes of vehicles using he roads. 17 March ITA HIEX QTN FINALv2.docx

57 Applicaion as Noified 211 Pro Inves NZ Propery 1 Limied Parnership, Holiday Inn Express, Qunsown Inegraed Transpor Assessmen Page Planned Changes o Transpor Infrasrucure 4.1 Inner Links Projec The Qunsown Inner Links projec aims o improve raffic circulaion wihin he Qunsown Cenral Area by creaing a new roue around he periphery of he own cenre, specifically o improve he connecions bewn Frankon Road, Shoover Sr, Gorge Road, Man Sr and evenually Lake Esplanade (via Brunswick Sr). By moving raffic away from he own cenre, i is anicipaed ha a more pleasan environmen for pedesrians and cycliss can be creaed. A criical par of his projec will be he re assignmen of he sae highway roue from Sanley Sr o Melbourne Sr. The Disric Council is progressing he planning and sraegy for delivering his projec. However, he funding and commimen o he projec and is implemenaion canno be confirmed a his sage. Iniial consulaion wih Council officers during he Holiday inn Express applicaion process has indicaed ha he sie developmen planning and layou should incorporae and allow for poenial changes in he road nework operaion once he Inner Links Projec is delivered. The assessmen of he proposal has herefore bn based on consideraion of boh he exising Sae Highway arrangemen as well as he fuure Inner Links arrangemen. 17 March ITA HIEX QTN FINALv2.docx

58 Applicaion as Noified 212 Pro Inves NZ Propery 1 Limied Parnership, Holiday Inn Express, Qunsown Inegraed Transpor Assessmen Page Proposed Developmen 5.1 Overview The proposed Holiday Inn Express Hoel on Sanley Sr will provide 227 visior accommodaion rooms and six saff accommodaion rooms. The proposed mix of room ypes will provide 305 visior beds. The sie layou is shown in Figure 7. I shows he primary vehicle access o he hoel will be via a cusomer driveway on Sydney Sr abou 25m souh of Melbourne Sr. The driveway will lead o a surface parking area for six vehicles and o a basemen parking area for a furher 44 vehicles. The sie will be serviced a he rear via a one way lane ha connecs Melbourne Sr wih Sanley Sr. 5.2 Parking The basemen car park is configured as a single enry poin aisle, served by a vehicle urning area adjacen o he lif core. The parking space and aisle dimensions have bn se ou o conform o he requiremens of NZS There are six spaces (labelled sall numbers 38, 39, 41, 42, 43, 44) locaed a he end of he aisle ha will be configured as andem spaces and will be reserved for saff use only. The wo end spaces (labelled as sall numbers 29 and 40) are 2.9m wide and do no provide he 1m long blind aisle exension recommended in NZS Since hese parking bays have consrained manoeuvring space, i is recommended ha heir use is resriced via signage o small cars only. Vehicle racking pahs for he spaces are included in Appendix B. One accessible parking space (sall number 50) will be provided close o he main enrance wih a second accessible space (sall number 37) being provided in he basemen and managed as par of he saff parking area. The proposal involves he removal of abou all kerb side parking on he souhern side Sydney Sr (welve spaces) o accommodae he racking requiremens of our coaches. This will be replaced by a coach pick up / drop off area souh of he main cusomer driveway. I is envisaged ha he coach pick up/drop off area in Sydney Sr will also be used by axis, mini vans and shule buses serving he nds of guess of he proposed hoel. Furhermore, he coach pick up/drop off area will be available for general public use (i.e. i is no exclusively reserved for hoel use). 17 March ITA HIEX QTN FINALv2.docx

59 Applicaion as Noified 213 Original Scale a A cm File: File Pah: BIM Server: MS-SERVER - BIM Server 18/1514 PID Hoel Preliminary Design 3 X01 X02 X03 Secion A X04 X05 X06 X07 X08 Secion B X09 X10 X11 X12 Secion C X13 X14 X15 X16 X17 X18 X19 X20 Melbourne Sr Shading indicaes exen of sie no excivaed a his level Exising foopah Approximae locaion of exising vehicle cross over Approximae locaion of exising vehicle cross over Proposed new on road car parking layou Proposed new on road car parking layou Exising Island Exising Island Y19 Secion D Y18 Y17 Y16 Y15 Y14 Y13 Y12 Y11 Secion Y10 E Y09 Y08 Y07 Y06 Y05 Y04 Secion F Y03 Y02 Y01 Proposed new on road car parking layou Coach Layby: 2 x 14m coaches nose o ail Proposed new on road car parking layou exising kerb and channel New vehicle cross over Sydney Sr Exising foopah indicaes profile of garden wall Hoel Sign indicaes profile of garden wall Paving Vehicle Enry / Exi SQ SQ SQ Ramp and Pergola SQ Sair Car Park Enry Carparking SQ SQ Ouline of Level Above SQ DD Verandah Main Enry garden wall Recepion Ouline of Level Above Corridor Ouline of Level Above Ouline of Level Above Ouline of Level Above Sprinkler Valve Rm Rock Paving slope down Paving slope down indicaes profile of reaining wall indicaes profile of garden wall indicaes profile of garden wall Pah Paving slope down Access Terrace Bar Fire Ming Zone / Bar Lounge Grea Room Dining Feaure Rock Fire Land Scaping and Ligh Well SQ SQ SQ SQ SQ SQ SQ No Parking Grab & Go Male WC's Female WC's Sair o Level Above Ming Rm / Privae Dining Maid Sair Lobby Lobby Luggage Sore Bev. Sore Panry Buffe Admin. Office Manager Lif Lif x saff carparks OSE Sore Mud Room Bev. Cool Room Food Cool Room Refuse Sore Enginr Server/ Comms H'kper Linen Sor A'ies Sore Loading Bay DD DD SQ SQ SQ SQ DD DD DD SQ SQ DD DD SQ Lif Access Clean Linen Sore Indicaes 2 / 14m long Coaches or 3 / 12m long Coaches parking Elecrical ransformers wih clear access space for access and mainenance Access way Secion D Secion E Secion F Y19 Y18 Y17 Y16 Y15 Y14 Y13 Y12 Y11 Y10 Y09 Y08 Y07 Y06 Y05 Y04 Y03 Y02 Y01 Legend SQ - Sandard Qun ST - Sandard Twin Accessible Room KS - King Suie DK - Dual Key - Sandard Twin DD - Double Double Lobby / Corridor Grea Room Fron of House Back of House Core / Fire Egress Sanley Sr X01 X02 X03 Secion A X04 X05 X06 X07 X08 Secion B X09 X10 X11 X12 Secion C X13 X14 X15 X16 X17 X18 X19 X20 Level 2 Plan Scale: A1 NORTH Proposed Holiday Inn Express a Corners of Sanley, Sydney and Melbourne Srs Qunsown Preliminary Design 30/01/2017 Sh 7 of 33 Level 3, 17 Church Sr, Qunsown I mcauliffesevens.co.nz P PD 06 Revision 2 GSPublisherEngine

60 Applicaion as Noified 214 Pro Inves NZ Propery 1 Limied Parnership, Holiday Inn Express, Qunsown Inegraed Transpor Assessmen Page Servicing The service lane will be designed wih a dual purpose funcion. During he day, he lane will be used by service vehicles; overnigh, he lane will be available for coach parking. Vehicle movemen on he lane will be resriced o one way from Sanley Sr o Melbourne Sr. The selecion of he direcion of movemen ensures ha a coach can ravel easily o / from he drop off area on Sydney Sr because he roue involves lef urns only. In he shor erm and prior o he implemenaion of he Inner Links Projec, he normal approach roue for coaches is expeced o be along Frankon Road via Melbourne Sr o he drop off area on Sydney Sr. Once passengers have bn dropped off, he coach would ravel o he parking area on he service lane. For deparures, he coach would ravel from he service lane o Sydney Sr via Melbourne Sr. This paern of movemens will no be affeced by he fuure implemenaion of he Inner Links Projec. The dimensions of he service lane are sufficien o allow up o hr coaches o park overnigh wihou obsrucing he loading area. Vehicle racking pahs for service vehicles and coaches are included in Appendix B o his repor. 17 March ITA HIEX QTN FINALv2.docx

61 Applicaion as Noified 215 Pro Inves NZ Propery 1 Limied Parnership, Holiday Inn Express, Qunsown Inegraed Transpor Assessmen Page Vehicle Movemens 6.1 Traffic Generaion The NZTA Research Repor 453 Trips and Parking Relaed o Land Use (RR453) provides informaion on he ypical raes of raffic generaion for a range of aciviies including hoels. The 85 h percenile raffic generaion rae for a hoel is 1.4 vehicle movemens per hour (vph) per occupied room and 3vpd per occupied room. Based on hese raes, he hoel could generae abou vph a peak imes depending upon he occupancy rae and up o vpd. In pracice, his level of raffic generaion is considered o be high for Qunsown where a high proporion of hoel guess ypically ravel by coach and oher passenger ranspor modes. The ITE Trip Generaion Manual includes raffic generaion raes for a range of hoel ypes. The proposed Holiday Inn Express is mos consisen wih he Resor Hoel caegory which has a primary funcion of accommodaing ouriss. The ITE Manual suggess ha he ypical morning peak hour raffic generaion for a resor hoel is 0.3vph per room and rises o 0.4vph per room during he evening peak period. On his basis, he hoel could be expeced o generae abou 70vph during he morning peak hour and abou 90vph in he evening peak hour. This level of raffic generaion is consisen wih he amoun of parking being proposed. Since he hoel will provide a oal of 50 on sie parking spaces (six allocaed for saff use only and 44 for visior/gues use), i is likely ha he maximum number of vehicle movemens associaed wih car park during he peak hour will bewn 50 and 100vph. This range allows for one movemen from each parking space plus coach and axi movemens. In pracice, since six parking spaces will be reserved and dedicaed for he exclusive use of saff, he number of vehicle movemens associaed wih he car park during he peak commuer periods is likely o be lower han his because he hoel saff ravel will generally occur ouside of he key commuer and gues ravel peak periods. The provision of saff accommodaion on sie will also conribue o an overall reducion in he average daily raffic generaion of he hoel because i reduces he nd for saff ravel. 6.2 Parking Demands The parking demands of a hoel can vary widely depending upon is locaion, faciliies and he ravel mode of is guess. The parking demand raes repored in RR453 range from 0.6 spaces per room a he 15 h percenile rae o 1.8 spaces per room a he 85 h percenile rae. The ITE parking manual repors parking demand raes of one space per room. I is undersood ha ha he arge marke for he hoel includes corporae guess, coach based ravellers and independen ravellers. I is anicipaed ha corporae guess would accoun for abou 15% of all room bookings, ha is, abou 35 rooms on average per nigh and will ypically do no generae any parking demands as mos corporae ravel does no involve privae car or renal cars (being caered for by passenger ranspor providers). 17 March ITA HIEX QTN FINALv2.docx

62 Applicaion as Noified 216 Pro Inves NZ Propery 1 Limied Parnership, Holiday Inn Express, Qunsown Inegraed Transpor Assessmen Page 17 A single our coach would be expeced o carry people and require rooms per nigh. Coach ravellers will no generae any parking demands. The remaining rooms (approximaely 190 rooms) would be available for independen ravellers who make use of a variey of ravel modes. A 80% average occupancy of he hoel (approximaely 180 rooms), corporae and coach ravellers could accoun for usage of abou 120 rooms based on hr our groups saying in he hoel. On his basis, here would be abou 60 rooms occupied by independen ravellers. This suggess ha an upper limi for he parking demands generaed by hese ravellers would be 60 spaces. In pracice, hese ypes of raveller will use a variey of differen ravel modes including privae car and would be expeced o ake advanage of car sharing schemes o ravel o specific ouris desinaions. One effec of his is o reduce he overall parking demands generaed. As an example, if wo parking spaces were required for every hr rooms occupied by independen ravellers, hen a parking demand of around 40 spaces would be generaed. Overall, i is considered ha he normal parking demands for he sie will be in he range spaces excluding any saff parking demands. 17 March ITA HIEX QTN FINALv2.docx

63 Applicaion as Noified 217 Pro Inves NZ Propery 1 Limied Parnership, Holiday Inn Express, Qunsown Inegraed Transpor Assessmen Page Expeced Transpor Effecs 7.1 Traffic Effecs Visior accommodaion is an anicipaed aciviy in he High Densiy Residenial Zone wihin Qunsown. The hoel is expeced o generae abou vph in boh he morning and evening peak hours. This could double he exising volume of raffic using Sydney Sr bewn Melbourne Sr and Sanley Sr. Since he hourly volumes are sill expeced o be less han 200vph, no issues wih he road capaciy are anicipaed. The easbound raffic on Sanley Sr has a level of plaooning ha creaes regular large gaps in he flows. This means ha he lef urn from Sydney Sr ino Sanley Sr is no subjec o long delays. However, he high volumes of raffic on Sanley Sr, paricularly a peak imes, means ha he righ urn can be subjec o exended delays. The primary effec could be an increase in delay for vehicles waning o urn righ ino Sanley because of he increased poenial for queuing. However, since he exising average delays for his movemen a peak imes are already greaer han 35 seconds, i is considered unlikely ha any increase would be noiceable o drivers. The delays are likely o resul in drivers choosing o ravel a differen imes of he day if possible or using alernaive roues. The Inner Links Projec will resul in a ransfer of he major raffic flow from Sanley Sr o Melbourne Sr. This will involve in reconsrucion of he Sanley Sr / Frankon Road / Melbourne Road inersecion so ha Sanley Sr becomes he minor arm a he inersecion and hrough movemens occur bewn Frankon Road and Melbourne Road. For hoel guess choosing o drive owards Qunsown on Melbourne Sr, he Inner Links Projec will reduce ravel ime delays because he lef urn ino Melbourne Sr would have lower levels of delay han he exising righ urn movemen ino Sanley Sr from Sydney Sr. For drivers ravelling owards Frankon, he Inner Links Projec will resul in an increase in ravel ime because of he nd o urn righ ino Melbourne Sr a he Sydney Sr inersecion or urn righ ino Frankon Road. 7.2 Parking Effecs The mos noiceable ransporaion effec of he proposal will be he removal of welve kerb side parking spaces on he souh side of Sydney Sr and heir replacemen by he coach pick up / drop area. Alhough here will be an increase in he number of parking spaces on Melbourne Sr creaed by he removal of driveways, here will be a small reducion (ne 13 spaces bewn Sydney and Melbourne Srs) in he overall number of on sr parking spaces. This will resul in some relocaion of he exising parking demands on Sydney Sr o Melbourne Sr however such numbers are considered relaively modes in he oal scale of public kerbside parking in his par of he Qunsown ranspor nework. 17 March ITA HIEX QTN FINALv2.docx

64 Applicaion as Noified 218 Pro Inves NZ Propery 1 Limied Parnership, Holiday Inn Express, Qunsown Inegraed Transpor Assessmen Page 19 Under he Inner Links Projec, i is anicipaed ha parking resricions will be inroduced on Melbourne Sr bu relaxed on Sanley Sr. The overall effec is expeced o be largely neural in erms of on sr parking and would no be expeced o creae a demand o reinsae parking on Sydney Sr. Bham Sr is currenly classified as a Collecor Road bewn Sanley Sr and Hallensein Sr. Wih he road amendmens anicipaed under he Inner Links Projec, he funcion of Bham Sr will change o a local road. The funcion of Sydney Sr souh of Melbourne Sr is also likely o change because i will provide a direc connecion o he sae highway from he residenial areas souh of Sanley Sr (Coronaion Drive, Brisbane Sr, Hobar Sr, Park Sr and possibly Adelaide Sr). Wih a funcion ha was more consisen wih a Collecor Road, he opion of reversing he prioriy a he Sanley Sr / Sydney Sr inersecion has bn considered alhough his does no currenly form par of he Inner Links Projec. Alhough he Sydney Sr / Melbourne Sr currenly operaes under prioriy conrols, signals could ulimaely be required o address poenial safey concerns arising from he long delays ha would be associaed wih righ urn movemens from Sydney Sr bu are no currenly envisaged as par of he Inner Links Projec. Alhough a change in he classificaion of Sydney Sr o a Collecor Road would rigger he nd o review on sr parking provisions and could lead o a removal of all on sr parking (and bus sops) bewn Sanley Sr and Melbourne Sr, his is no currenly anicipaed as par of he Inner Links Projec. The sie plans include provision for 50 on sie parking spaces including wo accessible parking spaces. There are six spaces wihin he basemen car park ha are configured as andem spaces and hence would no be suiable for use as visior car parks. I is proposed ha some six spaces, including he proposed andem spaces, will be reserved for employs. This will leave 44 spaces on sie for visiors and hoel guess. The assessmen of he poenial visior parking demands (40 50 spaces) suggess ha his will occasionally excd he capaciy of he on sie parking capaciy (44 gues parking spaces) and ha here could on occasion be demand for up o six off sie public kerbside parking spaces. This will incremenally increase he levels of on sr parking on Melbourne Sr and Sydney Sr. Based on he exising level of on sr parking, his would exend he parking effecs along Melbourne Sr and ono Sydney Sr norh of Melbourne Sr. However, i is noed ha he removal of he exising backpacker accommodaion will reduce he on sr parking demands on Sydney Sr and Melbourne Sr. Overall, i is concluded ha he proposal will resul in a modes reducion in he overall number of on sr parking spaces in he Sydney and Melbourne Sr area of abou 13 spaces. This will resul in relocaion of he exising parking demands on Sydney Sr o Melbourne Sr. Under he Inner Links Projec, i is anicipaed ha parking resricions will be inroduced on Melbourne Sr bu relaxed on Sanley Sr. This will cause some re locaion of parking demands in he wider area bu would no be expeced o creae a demand o re insae parking on Sydney Sr. 17 March ITA HIEX QTN FINALv2.docx

65 Applicaion as Noified 219 Pro Inves NZ Propery 1 Limied Parnership, Holiday Inn Express, Qunsown Inegraed Transpor Assessmen Page Road Nework Effecs Sanley Sr The separaion of he rear service lane from he pedesrian refuge island on Sanley Sr means ha a large vehicle such as a coach will parially obsruc he carriageway if i has o wai before urning righ ino he lane. This could be miigaed by: (i) (ii) Banning he righ urn ino he lane; or, Implemening a ravel managemen plan acion ha would require large vehicles o urn lef ino he lane. This could be achieved by urning righ ino Melbourne Sr, hen urning lef along Sydney Sr followed by anoher lef urn ino Sanley Sr. In pracice, neiher opion is considered necessary because coach movemens will always be from he wes afer sopping on Sydney Sr o drop off passengers. There is sufficien space for a small delivery vehicle o sop wihin he median before urning ino he service lane wih obsrucing he road Inner Links Projec The Inner Links Projec will resul in a ransfer of he arerial raffic from Sanley Sr o Melbourne Sr. I is considered likely ha he exising on sr parking spaces on Melbourne Sr will largely be removed wih new parking spaces being creaed on Sanley Sr. The Inner Links Projec is no expeced o have a direc effec on he hoel operaion. However, here will be an indirec effec because drivers wishing o ravel norh will nd o urn righ across Melbourne Sr from Sydney Sr 2. Wih he high raffic volumes anicipaed, he average delays for righ urn movemens will be comparable o hose ha will exis a Sanley Sr / Sydney Sr inersecion prior o he Projec implemenaion. 7.4 Road Safey Effecs The NZTA Economic Evaluaion Model (EEM) includes models ha provide forecass of expeced crash raes for differen inersecion configuraions based on he volumes of raffic using he inersecion. The simplified model for an urban, prioriy cross roads inersecion suggess ha an average injury crash rae of 0.62 per annum could be expeced a he Sanley Sr / Sydney Sr inersecion. This is higher han he curren injury crash rae measured across he mos recen five year period. If he raffic volumes on Sanley Sr coninued o rise a he recen rae, hey could reach volumes of over 20,000vpd wihin hr years. If here was no change in he Sydney Sr raffic volumes over ha ime, he average injury crash rae would be expeced o rise o 0.68 per annum. The proposed hoel could resul in raffic volumes on Sydney Sr 2 Or righ from Sanley Sr ino Frankon Road a he reconfigured Sanley S / Melbourne S / Frankon Rd inersecion 17 March ITA HIEX QTN FINALv2.docx

66 Applicaion as Noified 220 Pro Inves NZ Propery 1 Limied Parnership, Holiday Inn Express, Qunsown Inegraed Transpor Assessmen Page 21 increasing by 500vpd bewn Melbourne Sr and Sanley Sr if all he hoel relaed vehicle movemens used Sydney Sr. This could increase he average injury crash rae o abou 0.77 per annum. In pracice, i is expeced ha raffic movemens o / from he hoel will be disribued bewn Sanley Sr and Melbourne Sr. On his basis, i is considered more likely ha he average injury crash rae a he Sydney Sr inersecion would no increase by his level bu ha here would be a smaller increase disribued across he Sydney Sr and Melbourne Sr inersecions. 17 March ITA HIEX QTN FINALv2.docx

67 Applicaion as Noified 221 Pro Inves NZ Propery 1 Limied Parnership, Holiday Inn Express, Qunsown Inegraed Transpor Assessmen Page Qunsown Lakes Disric Plan 8.1 Transpor Rules A summary of he compliance assessmen of he proposal agains all he ranspor relaed rules of he Qunsown Lakes Disric Plan is included in Appendix A of his repor. Addiional informaion is provided below where eiher he proposal does no comply wih a rule or where addiional explanaion is required o demonsrae how compliance has bn achieved Rule i Number of Parking Spaces The Disric Plan requiremens for he number of parking spaces are se ou in he following able. Aciviy Requiremen Toal Visior parking 1 per 3 rooms for 60 rooms, hen 1 per 5 rooms Saff parking 1 per 20 beds 15 Coach Parking 1 per 50 rooms 5 Table 2: Disric Plan Parking Requiremens The developmen proposal includes 50 parking spaces; six spaces a ground level and 44 spaces in he basemen car park. On his basis, here is a shorfall agains he Disric Plan requiremen of a oal of 19 spaces comprised of nine saff parking spaces and 10 visior parking spaces. The analysis of expeced visior/gues parking demands suggess ha he ypical demands will be in he range 40 o 60 spaces wih an expeced average demand for 50 spaces. This means ha here may be an increased demand for on sr visior parking in he area. Based on spo observaions of he parking demands on Melbourne Sr and Sydney Sr norh of Melbourne Sr, i is considered ha he over flow parking demands could be readily me on he surrounding sr nework wihou significan adverse effec o curren funcion and effeciveness of hose srs. The access lane bewn Melbourne Sr and Sanley Sr has bn designed o accommodae hr sandard lengh coaches for overnigh parking. This means ha here is shorfall of wo coach parking spaces agains he Disric Plan. Alhough he drop off / pick up area on Sydney Sr could provide sufficien space for wo coaches o park, parking for large vehicles is no currenly permied under a local bylaw. The opion of parking addiional coaches on he service lane is no considered pracical because i would obsruc he loading bay access and also affec movemen of he oher coaches March ITA HIEX QTN FINALv2.docx

68 Applicaion as Noified 222 Pro Inves NZ Propery 1 Limied Parnership, Holiday Inn Express, Qunsown Inegraed Transpor Assessmen Page Rule v Size of Parking Spaces The Disric Plan ses ou recommended minimum dimensions for parking spaces and manoeuvring areas for visior accommodaion. Since he main car park has bn locaed wihin a basemen area, he srucural consrains means ha i has no bn possible o comply wih hese requiremens. The column locaions wihin he basemen consrain he parking bay widhs o 2.4m raher han he desirable widh of 2.6m or minimum widh of 2.5m. Alhough he widh of he parking aisle is also consrained by he srucural requiremens, a widh of 7m has bn achieved. This ms he minimum requiremens of he Disric Plan for 2.4m wide space and also ms he requiremens of NZS While he widhs of he parking bays are narrower han is desirable for visior accommodaion, he aisle widhs provide sufficien space for manoeuvring and are considered o be accepable Rule ix Reverse Manoeuvring The layou of he car parks provides sufficien space o allow an NZS h percenile design vehicle and he QLDC design vehicle o urn around on sie and here would be no requiremen for any vehicle o reverse ono he adjacen roads. The configuraion of he basemen car park represens a long blind aisle and does no include a urning area a he erminal end. To reduce he nd for reversing wihin he aisle, a urning area will be provided beside he lif. This is furher from he end of he aisle han is desirable a eigh spaces bu is considered o be an appropriae compromise posiion ha allows he number of parking spaces o be maximised. The nd for a urning space can be miigaed by marking he spaces beyond he basemen lobby for saff use only Rule xi Queuing Space Since he sie will include a oal of 50 parking spaces, he corresponding queuing space requiremen wihin he Disric Plan is 18m. The proposed sie layou will provide abou 6m of queuing space bewn he firs parking space and he road boundary, and abou 12m of queuing space from he edge of he raffic lane. Alhough he sie layou does no comply wih he Disric Plan rule, i is considered ha he queuing space provided will be sufficien o preven queuing back across he foopah because of he low urnover rae of parking spaces ha would be anicipaed a he hoel. In he even ha a vehicle was manoeuvring from he firs space, here is sufficien space for wo vehicles o sop clear of he raffic lane. This is expeced o be sufficien o allow he access o operae safely Rule xiii Loading Areas Alhough a loading area is no required by he Disric Plan for visior accommodaion, he sie layou includes a rear access lane ha has bn designed wih a dual purpose, servicing and overnigh parking. The widh of he lane is sufficien o accommodae access by an 8m ruck even wih wo coaches parked in he lane. 17 March ITA HIEX QTN FINALv2.docx

69 Applicaion as Noified 223 Pro Inves NZ Propery 1 Limied Parnership, Holiday Inn Express, Qunsown Inegraed Transpor Assessmen Page Rule iv Minimum Sigh Disance The Disric Plan sigh disance requiremen is no applicable o he Sanley Sr driveway because his will accommodae enry movemens only. Melbourne Sr has a sraigh and generally level alignmen and here are no permanen obsrucions ha would preven he sigh disance requiremens being achieved. However, i has bn noed ha since parking is permied on Melbourne Sr and could occur o wihin 1m of he driveway, parked vehicles could represen emporary obsrucions. This is no considered o be a concern because he sigh disances ha are available are sufficien o comply wih he NZTA Repor Guidelines for Visibiliy a Driveways (RT6S) requiremens. The secion of Sydney Sr bewn Melbourne Sr and Sanley Sr is abou 90m and so i is no possible o achieve a sigh disance of 80m in each direcion from he new driveway. Since he driveway ms he requiremens regarding he separaion from inersecions hough, his is no considered o be a concern as vehicle spds on Sydney Sr are low because if he proximiy of inersecions Summary Overall, he proposal shows a high level of compliance wih he Disric Plan ranspor rules. The non complying maers are no expeced o raise any safey issues a he hoel. The mos significan maer is he shorfall in parking compared wih he Disric plan requiremens. The analysis of parking demands indicaes ha his is likely o creae a demand for on sr parking. The size of his overflow demand will depend upon he occupancy level of he hoel and he proporion of hoel guess ha are ravelling by coach. 17 March ITA HIEX QTN FINALv2.docx

70 Applicaion as Noified 224 Pro Inves NZ Propery 1 Limied Parnership, Holiday Inn Express, Qunsown Inegraed Transpor Assessmen Page Consrucion Managemen Plan Naylor Love Consrucion has prepared a Consrucion Managemen Plan for he developmen ha incorporaes an ouline Consrucion Traffic Managemen Plan (CTMP). Wih he high volumes of raffic using Sanley Sr, he preferred roue for consrucion vehicle access will be via Melbourne Sr. Since he developmen involves consrucion and earhworks along he Melbourne Sr and Sanley Sr fronages, sie access is proposed close o he exising vehicle crossing on Sydney Sr, generally opposie he vehicle crossing o he basemen car park of he Hearland Scenic Suies Hoel. The CTMP provides deails of he recommended access roues. Vehicle racking pahs for a range of consrucion vehicle ypes are included in Appendix C o his repor. These show ha i will be necessary o remove he parking on he souhern side of Sydney Sr bewn he sie access and Melbourne Sr. When large ariculaed vehicles are required on sie, i will also be necessary o remove wo parking spaces on he opposie side of he sr. Since here will be no space wihin he sie ha can be used for consrucion employ parking, i is undersood ha employs will be encouraged o park a an off sie locaion managed by Naylor Love and hen ranspored o he sie. 17 March ITA HIEX QTN FINALv2.docx

71 Applicaion as Noified 225 Pro Inves NZ Propery 1 Limied Parnership, Holiday Inn Express, Qunsown Inegraed Transpor Assessmen Page Conclusions The sie of he proposed Holiday Inn Express currenly includes backpacker accommodaion bu is oherwise undeveloped. Alhough he developmen will increase raffic movemens and parking demands in he immediae area, his is considered accepable because a hoel is an anicipaed aciviy in he High Densiy Residenial Zone, noing ha he minor noncompliance wih respec o he Plan s parking sandards is able o be accommodaed readily wihin he conex of he surrounding ranspor nework. The assessmen of he design agains he ranspor rules of he Disric Plan shows a high level of compliance. The wo mos significan areas of non compliance are wih respec o he number of parking spaces being provided on he sie and he dimensions of he parking spaces. Based on he assessmen of he effecs of he non compliance, i has bn concluded ha he basemen car park design provides an appropriae balance bewn he conflic requiremens of vehicle manoeuvring space and he building srucural requiremens. The sie will provide 50 parking spaces on sie (44 gues spaces and six saff parking spaces) and is comparable o he expeced demand. On his basis, i has bn concluded ha he hoel would generae only occasional overflow parking demands. This will increase he exen of he exising parking effecs on he nearby srs bu would no be expeced o have an adverse effec on he safey or operaional performance of he road nework. The Inner Links Projec is expeced ransfer he curren high volumes on Sanley Sr o Melbourne Sr. This will no direcly affec access movemens o he hoel because i is locaed bewn boh roads. One indirec consequence will be an increase in delay for vehicles ravelling owards Frankon and SH6 because hey will nd o urn righ across he sae highway raffic raher han lef. Overall, i has bn concluded ha he proposal will resul in an increase in raffic movemens and parking demands wihin he surrounding area bu ha hese effecs are consisen wih he effecs anicipaed by he Disric Plan zoning. TDG 17 March ITA HIEX QTN FINALv2.docx

72 Applicaion as Noified 226 Pro Inves NZ Propery 1 Limied Parnership, Holiday Inn Express, Qunsown Inegraed Transpor Assessmen Appendix A Disric Plan Transpor Rules The following able provides a summary of he compliance assessmen agains all he ranspor relaed rules of he Qunsown Lakes Disric Plan. Rule Requiremen Commens Complies i Minimum Parking Spaces Visior Accommodaion Requiremen 1 per 3 rooms up o 60 rooms; Thereafer, 1 per 5 rooms 1 coach park per 50 rooms 1 saff park per 20 beds Requiremen: 54 visior spaces 15 saff spaces 5 coach parks 44 visior spaces provided, 6 saff spaces 3 coach spaces Does no comply S repor iv (a) Any space required by his Plan for offsr parking or loading shall be available for saff and visiors during he hours of operaion and shall no be diminished by he subsequen erecion of any srucure, sorage of goods or any oher use. Any saff parking required by his rule is o be marked on he space and shall be provided on sie. Saff parking spaces can be marked in he basemen No reason for non compliance Will comply iv (b) All required heavy vehicle parking or loading space shall be locaed so ha is use by hose vehicles complies wih he relevan noise emission sandards for he aciviy o which he parking relaes, and o ensure ha no vehicle is required o carry ou any reverse manoeuvring ono or from any road oher han a service lane. Does no comply S noise separae repor by ohers iv (c) No parking space required by his Plan shall be locaed on any access or oudoor living space required by he Plan. Each parking space required by he Plan shall have unobsruced vehicular access o a road or service lane. No reason for non compliance Will comply iv (d) Parking areas and loading areas may be served by a common manoeuvre area which shall remain unobsruced. Will comply 17 March ITA HIEX QTN FINALv2.docx

73 Applicaion as Noified 227 Pro Inves NZ Propery 1 Limied Parnership, Holiday Inn Express, Qunsown Inegraed Transpor Assessmen Rule Requiremen Commens Complies iv (e) Residenial and visior accommodaion unis may provide some or all of heir parking requiremen off sie or on anoher sie. No residenial or visior accommodaion is proposed off sie Will comply iv (f) Roofop car parking shall be a resriced discreionary aciviy. No applicable v All required parking spaces oher han for residenial unis, and associaed manoeuvring areas are o be designed and laid ou in accordance wih he requiremens in Appendix 7. Basemen parking spaces are 2.4m wide Does no comply S repor vi All vehicular access o f simple ile los, cross lease, uni ile or leased premises shall be in accordance wih he sandards conained in NZS4404:2004. No applicable vi All shared vehicular access serving residenial and/or visior accommodaion unis in he High and Low Densiy Residenial Zones shall be in accordance wih he sandards se ou in NZS4404:2004. Will comply vi Where he shared vehicle access adjoins a local disribuor or higher road in he hierarchy, including a Sae Highway, i shall have a 5m formed widh and a 6m legal widh for a minimum lengh of 6m as measured from he legal road boundary. No applicable vi Privae shared vehicle access shall have legally enforceable arrangemens for mainenance pu in place a he ime hey are creaed. No applicable vi Formed access widhs for 1 o 6 unis shall provide passing bays a inervals no greaer han 25 meres (end of one passing bay o he beginning of he nex) along he lengh of he access way. Passing bays shall be a leas 8 meres long and a leas 2.5 meres wide, plus any apers desired. No applicable vii Car parking areas shall have a gradien of no more han 1 in 20 in any one direcion. No reason for non compliance Will comply 17 March ITA HIEX QTN FINALv2.docx

74 Applicaion as Noified 228 Pro Inves NZ Propery 1 Limied Parnership, Holiday Inn Express, Qunsown Inegraed Transpor Assessmen Rule Requiremen Commens Complies viii (a) Car parking areas shall include spaces for people wih disabiliies provided a he rae of : 1 o 10 spaces: no requiremen 11 o 50 spaces: 1 disabled person s space up o 100 spaces: 2 disabled persons spaces plus 1 more for every addiional 50 spaces 2 spaces provided Will comply viii (b) Car parking for people wih disabiliies shall be locaed as close as pracicable o he building enrance. The spaces should be on a level surface and clearly marked. One space by main enrance One space by basemen lif Will comply ix Where off sr manoeuvring faciliies are required, a 90 h percenile car shall be able o manoeuvre ino and ou of any required parking spaces wih only one reverse manoeuvre. Will comply S repor ix (a) Off sr manoeuvring shall be provided o ensure ha no vehicle is required o reverse ono or off a Sae Highway or arerial road. Will comply ix (b) Off sr manoeuvring shall be provided for a 90 percenile car o ensure ha no car is required o reverse eiher ono or off any collecor road. No applicable ix(c) Off sr manoeuvring shall be provided for a 90 percenile car o ensure ha no car is required o reverse eiher ono or off any local road where: (i) en or more parking spaces are o be serviced by a single access way (ii) five or more residenial unis share a single access way Will comply x(a) Any residenial parking spaces for Class 1 and Class 2 users required by he Plan shall have he following minimum inernal dimensions: Widh Single 3.1m, Deph 5.5m Widh Double 5.6m, Deph 5.6m No applicable 17 March ITA HIEX QTN FINALv2.docx

75 Applicaion as Noified 229 Pro Inves NZ Propery 1 Limied Parnership, Holiday Inn Express, Qunsown Inegraed Transpor Assessmen Rule Requiremen Commens Complies x(b) x(c) The minimum widh of he enrance o a single garage shall be no less han 2.4m wide. The manoeuvring area from he propery boundary o he garage enrance shall be designed o accommodae a 90 percenile car as se ou in Appendix 7. Where wo parking spaces are provided for on a sie conaining only a single residenial or Visior Accommodaion uni, he wo parking spaces may be provided in andem. No applicable No applicable xi On sie queuing space shall be provided for all vehicles enering a parking or loading area. The required queuing space lengh shall be in accordance wih he Table 2, excep ha where he parking area has more han one access he required queuing space may be divided bewn he accesses. A queuing disance of a leas 12m is required where here are car parking spaces. Does no comply S repor xii Se Down Areas No applicable xiii Loading Areas No applicable S repor xiv The surface of all parking, loading and associaed access areas shall be formed, sealed and oherwise mainained so as no o creae a dus or noise nuisance, o avoid waer ponding on he surface and o avoid run off ono adjoining roads. No reason for non compliance Will comply xiv The firs 6m of such areas (as measured from he road boundary) shall be formed and surfaced o ensure ha maerial such as mud, sone chips or gravel is no carried ono any foopah, road or service lane. No reason for non compliance Will comply xvi(c) Where an area conains five or more oudoor car parking spaces as par of a Comprehensive Residenial Developmen in he Low Densiy Residenial Zone, landscaping shall be provided a a rae of 1.5 m² per parking space. Where he parking area is locaed along a sie boundary, he landscaping shall be provided in a srip along he boundary. No applicable 17 March ITA HIEX QTN FINALv2.docx

76 Applicaion as Noified 230 Pro Inves NZ Propery 1 Limied Parnership, Holiday Inn Express, Qunsown Inegraed Transpor Assessmen Rule Requiremen Commens Complies xvii All parking and loading areas, excluding hose for residenial use which are designed o accommodae 5 or more vehicles and which are used a nigh, shall be illuminaed o a minimum mainained level of 3 lux, wih high uniformiy, during hours of operaion. No reason for non compliance Will comply i (a) The vehicle crossing lenghs for access o a non residenial aciviy shall have a minimum lengh of 4m and a maximum lengh of 9m. Will comply ii (a) The access shall cross he boundary a any an angle of 90 degrs plus or minus 15 degrs. Will comply ii(b) The vehicle crossing inersecs wih he carriageway a an angle of bewn 45 degrs and 90 degrs. Will comply ii(c) Roading drainage shall be coninuous across he lengh of he crossing. No reason for non compliance Will comply ii(d) All vehicular access ways adjacen o Sae Highways shall be sealed from he Sae Highway boundary o he edge of carriageway in accordance wih Transi New Zealand s sandards. Will comply iii(a) The maximum gradien for any privae way used for vehicle access shall be 1 in 6. Maximum gradien is 1 in 10 Will comply iii(b) In residenial zones where a privae way serves no more han 2 residenial unis he maximum gradien may be increased o 1 in 5 provided. No applicable iii(c) Vehicle break over angles shown in Appendix 7 shall no be excded. No reason for non compliance Will comply iv Minimum sigh disances 80m required for non residenial aciviy wih 50km/h spd limi. Will comply S repor v Maximum number of crossings For a propery wih a fronage of 0 18m wih access o a local road, a maximum of one access is allowed. For a propery wih a fronage of 19 60m wih access o a local road, a maximum of wo accesses are allowed. One crossing proposed on Melbourne Sr, Sanley Sr and Sydney Sr Will comply vi Disances of vehicle crossing from inersecions 25m separaion required from inersecion Will comply 17 March ITA HIEX QTN FINALv2.docx

77 Applicaion as Noified 231 Pro Inves NZ Propery 1 Limied Parnership, Holiday Inn Express, Qunsown Inegraed Transpor Assessmen Appendix B Vehicle Tracking B.1 Coaches B.2 Basemen Carpark 17 March ITA HIEX QTN FINALv2.docx

78 Applicaion as Noified mm@A Thursday, January 26, :19: LTNZ-126TC-125R mrs Widh : 2.50 Track Lock o Lock Time : 2.50 : 6.0 Sring Angle : 44.2 REV DATE DRN CHK DESCRIPTION HOLIDAY INN STANLEY STREET, QUEENSTOWN VEHICLE ACCESS TRACKING M COACH DRAWN: AKJ DATE: SCALE: 26/01/17 STATUS: A3 DWG NO: 14281_C_A1_A A1 G:\ \ \14281 Holiday Inn Sanley Sr, Qown\Drawings\Arch\ M TRUCK & COACH TRACKING\14281_C_A1_A.dwg

79 Applicaion as Noified mm@A Thursday, January 26, :19: LTNZ-126TC-125R mrs Widh : 2.50 Track Lock o Lock Time : 2.50 : 6.0 Sring Angle : 44.2 REV DATE DRN CHK DESCRIPTION HOLIDAY INN STANLEY STREET, QUEENSTOWN VEHICLE ACCESS TRACKING M COACH DRAWN: AKJ DATE: SCALE: 26/01/17 STATUS: A3 DWG NO: 14281_C_A1_A A2 G:\ \ \14281 Holiday Inn Sanley Sr, Qown\Drawings\Arch\ M TRUCK & COACH TRACKING\14281_C_A1_A.dwg

80 Applicaion as Noified mm@A3 Bus Sop Thursday, January 26, :19: LTNZ-126TC-125R mrs Widh : 2.50 Track Lock o Lock Time : 2.50 : 6.0 Sring Angle : 44.2 Bus Sop REV DATE DRN CHK DESCRIPTION HOLIDAY INN STANLEY STREET, QUEENSTOWN VEHICLE ACCESS TRACKING M COACH DRAWN: AKJ DATE: SCALE: 26/01/17 STATUS: A3 DWG NO: 14281_C_A1_A A3 G:\ \ \14281 Holiday Inn Sanley Sr, Qown\Drawings\Arch\ M TRUCK & COACH TRACKING\14281_C_A1_A.dwg

81 Applicaion as Noified mm@A3 Bus Sop Thursday, January 26, :19: LTNZ-126TC-125R mrs Widh : 2.50 Track Lock o Lock Time : 2.50 : 6.0 Sring Angle : 44.2 Bus Sop REV DATE DRN CHK DESCRIPTION HOLIDAY INN STANLEY STREET, QUEENSTOWN VEHICLE ACCESS TRACKING M COACH DRAWN: AKJ DATE: SCALE: 26/01/17 STATUS: A3 DWG NO: 14281_C_A1_A A4 G:\ \ \14281 Holiday Inn Sanley Sr, Qown\Drawings\Arch\ M TRUCK & COACH TRACKING\14281_C_A1_A.dwg

82 Applicaion as Noified 236 Wednesday, 14 December mm NOTES: 1. Propery boundary daa sourced from LINZ and licensed for use under Creaive Commons Aribuion 3.0 New Zealand 2. Aerial phoography sourced from LINZ and licensed for use under Creaive Commons Aribuion 3.0 New Zealand 3. Due o possible disorions in he aerial phoography he underlying boundary lines may no align, hey may also differ from he rue locaion of he legal boundaries NOT FOR CONSTRUCTION REV REVISION DESCRIPTION DRAWN CHECKED APPROVED DATE A Drawn Checked Approved Dae Revision A HOLIDAY INN STANLEY STREET, QUEENSTOWN Access Tracking B85 Tracking ASSOCIATION OF CONSULTING ENGINEERS NEW ZEALAND ISO 9001 QUALITY ASSURED STATUS: WORKING PLOT REV DATE: SCALE: 14/12/2016 A3 TDG DRAWING NO. SHEET NO N1A 3 of 5 A G:\TDG PROJECTS\14,000-14,999\14281 Holiday Inn Tracking\CAD\14281 N1A.dwg

83 Applicaion as Noified 237 Wednesday, 14 December mm NOTES: 1. Propery boundary daa sourced from LINZ and licensed for use under Creaive Commons Aribuion 3.0 New Zealand 2. Aerial phoography sourced from LINZ and licensed for use under Creaive Commons Aribuion 3.0 New Zealand 3. Due o possible disorions in he aerial phoography he underlying boundary lines may no align, hey may also differ from he rue locaion of he legal boundaries NOT FOR CONSTRUCTION REV REVISION DESCRIPTION DRAWN CHECKED APPROVED DATE A Drawn Checked Approved Dae Revision A HOLIDAY INN STANLEY STREET, QUEENSTOWN Access Tracking B50 Tracking ASSOCIATION OF CONSULTING ENGINEERS NEW ZEALAND ISO 9001 QUALITY ASSURED STATUS: WORKING PLOT REV DATE: SCALE: 14/12/2016 A3 TDG DRAWING NO. SHEET NO N1A 5 of 5 A G:\TDG PROJECTS\14,000-14,999\14281 Holiday Inn Tracking\CAD\14281 N1A.dwg

84 Applicaion as Noified 238 Pro Inves NZ Propery 1 Limied Parnership, Holiday Inn Express, Qunsown Inegraed Transpor Assessmen Appendix C Consrucion Vehicle Tracking C.1 Dump Trucks 17 March ITA HIEX QTN FINALv2.docx

85 Bus Sop Bus Sop Applicaion as Noified 239 Sydney Sr Legal Road SYDNEY STREET STANLEY STREET DP m² OT357/ Chimney po op Lo 1 DP m² OT318/139 MELBOURNE STREET Sydney Sr Legal Road SYDNEY STREET 0 20mm@A3 Wednesday, February 22, :01:24 STANLEY STREET DP m² OT357/ Chimney po op Lo 1 DP m² OT318/139 MELBOURNE STREET Single Dump Widh Track Lock o Lock Time Sring Angle mrs : 2.50 : 2.50 : 6.0 : 37.3 REV DATE DRN CHK DESCRIPTION HOLIDAY INN STANLEY STREET, QUEENSTOWN VEHICLE ACCESS TRACKING - SINGLE DUMP TRUCK DRAWN: AKJ DATE: SCALE: 23/02/17 STATUS: A3 DWG NO: 14281_C3A 1 G:\ \ \14281 Holiday Inn Sanley Sr, Qown\Drawings\Arch\14281_C3A.dwg

86 Bus Sop Bus Sop Applicaion as Noified 240 Sydney Sr Legal Road SYDNEY STREET STANLEY STREET DP m² OT357/ Chimney po op Lo 1 DP m² OT318/139 MELBOURNE STREET Sydney Sr Legal Road SYDNEY STREET 0 20mm@A3 Wednesday, February 22, :01:24 STANLEY STREET DP m² OT357/ Chimney po op Lo 1 DP m² OT318/139 MELBOURNE STREET 12m SEMI DUMP Tracor Widh Trailer Widh Tracor Track Trailer Track mrs : 2.50 : 2.50 : 2.50 : 2.50 Lock o Lock Time Sring Angle Ariculaing Angle : 6.0 : 29.0 : 70.0 REV DATE DRN CHK DESCRIPTION HOLIDAY INN STANLEY STREET, QUEENSTOWN VEHICLE ACCESS TRACKING - SEMI DUMP TRUCK DRAWN: AKJ DATE: SCALE: 23/02/17 STATUS: A3 DWG NO: 14281_C3A 2 G:\ \ \14281 Holiday Inn Sanley Sr, Qown\Drawings\Arch\14281_C3A.dwg

87 Bus Sop Bus Sop Applicaion as Noified 241 Sydney Sr Legal Road SYDNEY STREET STANLEY STREET DP m² OT357/ Chimney po op Lo 1 DP m² OT318/139 MELBOURNE STREET Sydney Sr Legal Road SYDNEY STREET 0 20mm@A3 Wednesday, February 22, :01:24 STANLEY STREET DP m² OT357/ Chimney po op Lo 1 DP m² OT318/139 MELBOURNE STREET TANDEM DUMP Firs Uni Widh Trailer Widh Firs Uni Track Trailer Track mrs : 2.50 : 2.50 : 2.50 : Lock o Lock Time : 6.0 Sring Angle : 37.3 Ariculaing Angle : 70.0 REV DATE DRN CHK DESCRIPTION HOLIDAY INN STANLEY STREET, QUEENSTOWN VEHICLE ACCESS TRACKING - TANDEM DUMP TRUCK DRAWN: AKJ DATE: SCALE: 23/02/17 STATUS: A3 DWG NO: 14281_C3A 3 G:\ \ \14281 Holiday Inn Sanley Sr, Qown\Drawings\Arch\14281_C3A.dwg

88 Level 3, 518 Colombo Sr Chrischurch 8011 PO Box 549, Chrischurch Phone: Applicaion as Noified 242 Repor Number: AC F2 Holiday Inn Express, Qunsown: Assessmen of Environmenal Noise Effecs Prepared for: Pro-Inves NZ Propery 1 Limied Parnership 15 March 2017 Acousic Enginring Services Level 3, 518 Colombo Sr Chrischurch 8011 PO Box 549 Chrischurch 8140 Ph office@aeservices.co.nz

89 Applicaion as Noified 243 AC F2: Holiday Inn Express, Qunsown Assessmen of Environmenal Noise Effecs Revision Hisory Reference Saus Dae Prepared by AC D1 PRELIMINARY DRAFT 8 December 2016 Aaron Zhao, William Rve AC D2 DRAFT 21 December 2016 Jeremy Trevahan AC D3 REVISED DRAFT 21 February 2017 William Rve, George van Hou AC F1 FINAL 15 March 2017 George van Hou AC F2 FINAL REVISED 17 March 2017 George van Hou Documen Accepance Auhor: Mr Aaron Zhao ME (Mech) Acousic Enginr Mr George van Hou BBSc ME (Disincion) Acousic Enginr Mr William Rve B.E.(Hons.) Mech, MASNZ Acousic Enginr Reviewer: Mr William Rve B.E.(Hons.) Mech, MASNZ Acousic Enginr Reviewed & Approved: Dr Jeremy Trevahan Ph.D. B.E.(Hons.) Assoc. NZPI MASNZ Managing Direcor On behalf of Acousic Enginring Services Limied 17 March 2017 This repor has bn prepared by Acousic Enginring Services Limied based on specific insrucions including condiions and limiaions wih our Clien. I is solely for our Clien s use, for he purposes of which i is inended in accordance wih he agrd scope of works. The conceps and informaion conained wihin his documen remain he propery of Acousic Enginring Services Limied. Any use or reliance by any person conrary o he above of his repor in whole or par, o which Acousic Enginring Services Limied has no given is prior wrien consen, is a ha person s own risk, and may consiue an infringemen of copyrigh in accordance wih New Zealand Copyrigh Ac i

90 Applicaion as Noified 244 AC F2: Holiday Inn Express, Qunsown Assessmen of Environmenal Noise Effecs Table of Conens 1.0 Background Acousic crieria Operaional noise Consrucion noise Conclusions and recommendaions 22 i

91 Applicaion as Noified 245 AC F2: Holiday Inn Express, Qunsown Assessmen of Environmenal Noise Effecs 1.0 BACKGROUND Acousic Enginring Services (AES) have bn engaged by Pro-Inves NZ Propery 1 Limied Parnership o underake an assessmen of environmenal noise effecs in relaion o Resource Consen applicaion for he proposed 227 gues room Holiday Inn Express Qunsown hoel ha will be bounded by Sanley Sr, Sydney Sr and Melbourne Sr. The applican requires an assessmen of he consrucion and operaional noise emied by his aciviy, wih regard o he Resource Managemen Ac (RMA). We have based our analysis on he following documenaion: Archiecural drawings iled Proposed Holiday Inn Express a corners of Sanley, Sydney and Melbourne Srs Qunsown, RC revision 1, as prepared by McAuliffe Sevens Regisered Archiecs, and daed 14 h March Geoechnical repor Ref: Geoechnical Repor Revision 1, Holiday Inn Express, Corners of Sanley, Sydney and Melbourne Sr, Qunsown, as prepared by GeoSolve Ld. and daed March Sie and surrounding area The subjec sie is locaed on he corner of Sanley, Sydney and Melbourne Srs in Qunsown and is legally described as LOT 1 DP 6038, DP 7355, Secions 4 &9 TN of Blk XXXVI Qunsown and P Secions 5 &8 TN of Blk XXXVI Qunsown. The sie is locaed wihin he High Densiy Residenial Zone (Sub-Zone A), as shown in he operaive Qunsown Lakes Disric Plan (Planning Map 35). The surrounding sies are also locaed in he High Densiy Residenial Zone (Sub-Zone A). The norhern quarer of he sie is currenly occupied by Bungi Backpackers and he souheasern half of he sie is vacan alhough unil recenly, conained a residenial uni. The sie is bound on he souh-easern boundary by Millennium Hoel who have consruced an approximaely 3 5 m high reaining wall along he souhern half of he boundary. Applican sie High Densiy Residenial zone 1.2 Proposed developmen Figure 1.1 Sie and surrounding area (QLDC) We undersand he proposed developmen comprises of a muli-sorey hoel wih he following key feaures: Level 1 on he souhern wing is comprising of saff & guesrooms, in addiion o heir ameniies; 1

92 Applicaion as Noified 246 AC F2: Holiday Inn Express, Qunsown Assessmen of Environmenal Noise Effecs Level 2 is comprising of guesrooms on he souhern wing, grea room & back of house ameniies on he cenral wing & carpark on he norhern wing. Upper levels are mainly comprising of hoel guesrooms and plan on he roof. 2

93 Applicaion as Noified 247 AC F2: Holiday Inn Express, Qunsown Assessmen of Environmenal Noise Effecs 2.0 ACOUSTIC CRITERIA The Resource Managemen Ac requires consideraion of he significance of any adverse effecs associaed wih he proposal. Guidance as o he significance of any adverse noise effecs may be obained from several sources. 2.1 Operaive Disric Plan The sie is locaed wihin a High Densiy Residenial Zone. Therefore he provisions of he Operaive Qunsown Lakes Disric Plan mus be considered. The applicable noise rules are conained wihin Zone Sandard (xii) Noise which saes: (a) Sound from visior accommodaion aciviies measured in accordance wih NZS 6801:2008 and assessed in accordance wih NZS 6802:2008 shall no excd he following noise limis a any poin wihin any oher sie in his zone: (i) (ii) (iii) dayime (0800 o 2000 hrs) 50 db L Aeq(15 min) nigh-ime (2000 o 0800 hrs) 40 db L Aeq(15 min) nigh-ime (2000 o 0800 hrs) 70 db L AFmax (b) Sound from visior accommodaion aciviies which is received in anoher zone shall comply wih he noise limis se in he zone sandards for ha zone. (c) The noise limis in (a) shall no apply o consrucion sound which shall be assessed in accordance and comply wih NZS 6803:1999. (d) The noise limis in (a) shall no apply o sound associaed wih airpors or windfarms. Sound from hese sources shall be assessed in accordance and comply wih he relevan New Zealand Sandard, eiher NZS 6805:1992, or NZS 6808:1998. For he avoidance of doub he reference o airpors in his clause does no include helipads oher han helipads locaed wihin any land designaed for Aerodrome Purposes in his Plan. 2.2 Exising ambien noise levels William Rve of AES visied he sie on various occasions bewn he 30 h of November and he 4 h of December 2016 o observe he exising ambien noise environmen. During he sie visi acousic logging equipmen was insalled a a locaion approximaely nine meres from he Sanley Sr boundary and four meres from he souh easern boundary wih he Millennium Hoel. Aended acousic measuremens were also underaken a various imes o capure key noise sources and levels a oher locaions on he sie. A full record of he logged noise measuremens is presened in Appendix A. Key noise sources audible in he area included: Seady raffic on Sanley Sr Inermien raffic on oher local roads mainly Melbourne and Sydney Srs Inermien aircraf associaed wih Qunsown Airpor Passing pedesrians Bird call and oher noise associaed wih he naural environmen The raffic on Sanley Sr was consan during he dayime period and herefore was he main conribuor o noise levels measured on sie. A he acousic logger locaion, nine meres from he Sanley Sr boundary of he sie, noise levels were generally bewn db LAeq (15 min) for he majoriy of he dayime period (bewn 0800 and 2000 hours). 3

94 Applicaion as Noified 248 AC F2: Holiday Inn Express, Qunsown Assessmen of Environmenal Noise Effecs Traffic noise showed a diurnal paern reducing afer 2000 hours. However, noise levels sill generally remained above 50 db LAeq (15 min) only dropping o 48 db LAeq (15 min) during early morning (0200 o 0400 hours) on Wednesday and Thursday. On Friday and Saurday nighs, noise levels remained bewn db LAeq (15 min) unil 0200 hours, dropping o LAeq (15 min) bewn 0200 and 0530 hours. Measuremens were carried ou near he Melbourne Sr and Sydney Sr boundaries of he sie, as well as a a cenral locaion. Noise levels during he dayime period were in he order of db LAeq (15 min). During he nigh ime period on Friday evening noise levels were in he order of 46 db LAeq near he Melbourne Sr boundary of he sie and 51 db LAeq near he corner of Sydney and Sanley Sr (mainly due o raffic on Sanley Sr). In general he measuremens illusrae ha for buildings close o Sanley Sr, here is elevaed noise from raffic. However owards Melbourne Sr, noise levels reduce o become more ypical of a residenial area. 2.3 New Zealand Sandard 6802 NZS 6802:2008 Acousics Environmenal noise oulines a guidance dayime limi of 55 db LAeq (15 minues) and a nigh-ime noise limi of 45 db LAeq (15 minues) / 75 db LAFmax for he reasonable proecion of healh and ameniy associaed wih he use of land for residenial purposes. The Sandard also describes how a 3 db adjusmen may be applied o sound received for less han 50 % of he dayime period, and 5 db may be applied o sound received for less han 30 % of he dayime period. 2.4 World Healh Organisaion Guidelines for Communiy Noise 1, a documen produced by he World Healh Organisaion based on exensive inernaional research recommends a guideline dayime limi of 55 db LAeq (16 hours) o ensure few people are seriously annoyed in residenial siuaions. A guideline dayime limi of 50 db LAeq (16 hours) is recommended o preven moderae annoyance. A guideline nighime limi of 45 db LAeq is recommended o allow occupans o slp wih windows open. 2.5 Consrucion Noise As discussed above he QLDC Disric Plan saes ha consrucion noise shall be assessed and comply wih NZS 6803:1999. This sandard conains guidelines for he seing of consrucion noise limis, as hese limis will depend on differen siuaions, as explained in secion C7.1.1: The accepabiliy of consrucion noise in any communiy is likely o depend on he poenial for inerfering wih aciviies, he expeced duraion of he noise and he exising background sound level a he places affeced. The sandard provides noise limis for consrucion aciviies for hr duraions. This is because higher noise levels are olerable for shor erm aciviies as opposed o hose of a more permanen naure. As he projec consrucion imeframe is expeced o be approximaely 18 monhs, we would expec he noise limis for long-erm duraion (more han 20 wks) o apply. These noise limis apply a 1 mere from he noise-sensiive neighbouring dwellings and Visior Accommodaion faciliies. 1 Edied by Berglund, B e al. Guidelines for communiy noise. World Healh Organisaion

95 Applicaion as Noified 249 AC F2: Holiday Inn Express, Qunsown Assessmen of Environmenal Noise Effecs Table 2.1 Noise limis oulined in NZS6803:1999 Duraion of work Time of wk Time period Typical duraion (db) Shor-erm duraion (db) Long-erm duraion (db) LAeq LAmax LAeq LAmax LAeq LAmax Wkdays Saurdays Sundays and public holidays We noe ha NZS6803:1999 saes ha bes pracicable opions for noise avoidance or miigaion should be applied o consrucion aciviies on he sie; however if he bes pracicable opions are applied and he noise limis are sill no me, discreion is able o be applied. Neverheless, we consider ha compliance wih he long-erm consrucion noise limi would be in line wih good pracice and would resul in reasonable and accepable noise effecs. 2.6 Proposed Disric Plan Hearings for he Proposed Qunsown Lakes Disric Plan will coninue ino mid Similar o he Operaive Disric Plan, he applican sie and he surrounding sies are all locaed wihin a High Densiy Residenial Zone (Sub-Zone A). No key changes o he noise rules for his area have bn made wihin he noified version of he Proposed Disric Plan. 2.7 Proposed limis of accepabiliy We observe ha for specific locaions (near Sanley Sr) compliance wih he Disric Plan noise limis would require noise emissions from he aciviy o be quir han he exising ambien noise environmen. In addiion, scrning provided by he new building will in fac reduce raffic noise for some areas of he Millennium Hoel. Therefore he change in noise emissions arising from he aciviy when compared o he exising environmen may be a posiive effec. Nowihsanding his, he effec of any non-compliance sill nds o be considered on a case-by-case basis in erms of he Disric Plan noise limis. For consrucion noise, we consider ha compliance wih he long-erm noise limi in NZS 6803:1999 where pracicable would be in line wih good pracice and would resul in reasonable and accepable noise effecs. 5

96 Applicaion as Noified 250 AC F2: Holiday Inn Express, Qunsown Assessmen of Environmenal Noise Effecs 3.0 OPERATIONAL NOISE The main noise sources associaed wih he operaion of he Hoel are expeced o be: Noise generaed by coaches accessing he parks o he souheas of he sie Noise generaed by heavy good vehicles accessing he Hoel o he souheas laneway Noise from exernal mechanical plan associaed wih he aciviy There are several addiional noise sources which may be presen on sie; however we would expec he effecs of hese o be negligible due o infrequency of occurrence, sie layou and he like. These include: Noise associaed wih ligh service and goods vehicles Noise break-ou from he buildings Noise from sources which may excd he Disric Plan noise limis are discussed below. 3.1 Noise from coach parking on he souh easern boundary A proposed coach parking area is locaed along he souh eas boundary adjoining he Millennium Hoel. This parking space can accommodae wo 14 mere long coaches or hr 12 mere long coaches. We undersand ha coaches will no be permied o operae in his area bewn 2000 and 0800 hours. Coaches dropping off or pick up hoel guess bewn 2000 and 0800 hours will uilise he coach sop locaed on he souhern side of Sydney Sr. Based on previous measuremens, calculaions have bn underaken based on a single coach movemen having an SEL of 108 db LwA. We have assumed a wo mere high acousic fence is consruced along he boundary wih Millennium Hoel. We noe ha his acousic fence provides limied benefi for he upper levels of he Millennium (generally he hird and fourh floors) due o he heigh and proximiy o he boundary. Due o he difference in finished ground levels, he closes noise sensiive locaion where measuremens would be pracical is he façade of he Millennium Hoel iself, locaed a furher 2.75 meres from he boundary. The expeced noise level for a single coach movemen in a 15 minue period is oulined below. This includes a 5 db adjusmen for averaging as described in NZS6802:2008 as coach movemens are ransien and occur for less han 30% of he day: Millennium Hoel unscrned by fence (levels 3 and 4): 54 db LAeq (15 min) Millennium Hoel scrned by fence (levels 1 and 2): 44 db LAeq (15 min) The expeced noise levels for hr coach movemens (he wors case scenario) in a 15 minue period are oulined below. These levels include a 5 db adjusmen for averaging as described in NZS6802:2008: Millennium Hoel unscrned by fence (levels 3 and 4): 59 db LAeq (15 min) Millennium Hoel scrned by fence (levels 1 and 2): 49 db LAeq (15 min) During he dayime period (as coaches will no be permied o operae during nigh-ime hours), his is an excdance of he Disric Plan noise limis a he boundary of he sie and a he upper levels of he Millennium Hoel for boh one coach movemen (up o 4 db a he upper levels) and hr coach movemens occurring in a 15 minue period (up o 9 db a he upper levels). However we consider he following maers will miigae he effecs of his noncompliance: 6

97 Applicaion as Noified 251 AC F2: Holiday Inn Express, Qunsown Assessmen of Environmenal Noise Effecs Based on he noise monioring underaken o dae, he exising noise levels in he viciniy of he Millennium Hoel façade near he proposed coach parks were measured up o 56 db LAeq during our aended sie visi. From our unaended sie measuremens, noise levels in he viciniy of he Millennium Hoel façade adjacen o Sanley Sr are expeced o receive levels bewn db LAeq (15 min) during he dayime period. Scrning from he new Holiday Inn Express building will reduce he noise from general raffic on Sanley Sr received on some porions of his façade of he Millennium Hoel during boh day and nigh ime. Millennium Hoel rooms facing ino he sie may have a reducion as much as 10 db, however some of hese rooms overlook he proposed coach parking. Coach parking is expeced o be a ransien even which will only occur for a limied porion of he dayime period (wih no coach movemens during he more sensiive nigh-ime hours). Analysis from Pro-Inves Developmens indicaes ha generally a single coach rip will be sufficien each day, wih a maximum of hr coaches per day required when business mings or conferences are held a he Hoel. Similar (or higher) noise levels from he coach parking would be expeced a he façade of he proposed Holiday Inn Express, where here are also gues rooms overlooking he parking area. Therefore, if noise from coaches using his parking area is an issue, hen i is in he bes ineress of Holiday Inn Express o appropriaely manage he issue. The Millennium Hoel has coach parking locaed off Melbourne Sr in close proximiy o heir own gues rooms. During our sie visi we observed up o four coaches parked a his locaion. Coach parking is also common along Melbourne Sr. Based on he above, o ensure noise effecs are appropriaely managed, we recommend ha he following sraegies are implemened: Insall a 2 mere high acousic fence along he boundary of he sie wih Millennium Hoel. Consrucion is described in secion 4.1 below. Implemen a managemen plan o ensure ha coaches do no idle unnecessarily in his parking area during dayime, or operae a all during he nigh ime period (2000 hours o 0800 hours). An example of signage used in similar siuaions in Qunsown is shown in figure 3.1 below. Figure 3.1 Example of signage a oher visior accommodaion in Qunsown 3.2 Noise associaed wih service and goods deliveries or collecions Based on previous measuremens of delivery rucks servicing buildings, we expec hese o have a similar SEL o he coaches oulined in secion 3.1 above. Therefore, if a single delivery 7

98 Applicaion as Noified 252 AC F2: Holiday Inn Express, Qunsown Assessmen of Environmenal Noise Effecs ruck accessed he laneway in a 15 minue period (2 movemens, coming ino sie, parking, and leaving sie), he following noise levels would be expeced: Millennium Hoel unscrned by fence (levels 3 and 4): 54 db LAeq (15 min) Millennium Hoel scrned by fence (levels 1 and 2): 44 db LAeq (15 min) We have assumed in our calculaions ha he 2.0 mere high acousic fence would be insalled bewn he Millennium Hoel sie and proposed laneway. In addiion, we have included a 5 db adjusmen for averaging as described in NZS 6802:2008 as service vehicle movemens are ransien and occur for less han 30 % of he day. Based on he above, a heavy delivery ruck is expeced o comply wih he dayime Disric Plan noise limi wih a 2.0 mere high acousic fence insalled where scrning effecively shields he adjacen hoel rooms. Where his does no occur, (such as on he upper levels of he Millennium Hoel), noise levels are expeced o be 4 db LAeq over he Disric Plan dayime noise limi. We recommend ha service deliveries are limied o he dayime period only. During he dayime period we consider he effecs will be sufficienly miigaed for he reasons described in secion Mechanical plan noise We undersand ha he curren design allows for wo main roofop louvered plan areas on he wings of he developmen. The firs is locaed above he lif core on he Melbourne Sr wing, wih he second above he sairwell on he Sanley Sr wing. There will also be kichen and oile exrac sysems. To m he Disric Plan Sandards, mechanical plan ha operaes during he nigh ime period will nd o comply wih a noise limi of 40 db LAeq a any adjoining sie. Based on ypical noise levels for VRV / AHU unis of he size seleced and he disance o he closes boundaries (in he order of meres), we expec ha noise reducion measures will likely be required o ensure ha he Disric Plan limis are achieved. I is reasonable o expec ha hese sysems can be designed, insalled and subsequenly operae in compliance wih he QLDC nigh ime noise limis a all noise sensiive locaions using sandard good pracice in design and consrucion including he use of scrned planroom areas, barriers, aenuaors, nigh-se back modes and he like. We recommend ha an acousic enginr reviews he developed mechanical design of all proposed exernal plan insallaions o ensure ha he noise emissions comply wih he QLDC noise sandards, paricularly during he nigh ime period. 8

99 Applicaion as Noified 253 AC F2: Holiday Inn Express, Qunsown Assessmen of Environmenal Noise Effecs 4.0 CONSTRUCTION NOISE We undersand ha here are four phases o he consrucion of he Holiday Inn Hoel. The firs phase will consis of he demoliion of he curren building on sie, and removal of exising vegeaion. This phase is expeced o ake 2 3 wks using a 14 onne excavaor and ruck and railer unis for he removal of wase from sie. The second phase will consis of sie works, sie se-up, bulk excavaion, and foundaion consrucion. The expeced duraion of his phase is 7 8 wks. The hird phase is he consrucion of he building and fi-ou, which is currenly expeced o ake 16 monhs. This phase will include concr pouring and floaing, cranes, compacors, and oher general consrucion work. The fourh phase is he sie works and landscaping, expeced o ake 2 3 monhs, in which asphal aciviy, consrucion of kerbs, and planing will occur. Before he sar of phase one, a 2.0 mere high acousic plywood hoardings will be insalled o he boundary o Millennium Hoel. A 2.4 mere high plywood sie hoarding will also be insalled o Sanley and Sydney Srs, wih a mesh gae o Sydney Sr for access o he sie. We have assumed ha he Sanley and Sydney Sr hoardings will also provide acousic scrning. The locaion of he hoardings is shown in figure 4.1. These srucures will be required o m he following specificaions: o o o Surface Mass 8.0 kg/m 2 (for example 15 mm plywood) The barriers mus be coninuous, and mainained wih no gaps or cracks. This will require imber palings o be well overlapped (25 mm minimum) or a board and baen sysem, and a slper rail connecing he base of he palings o he ground Minimum heigh 2.4 mrs Before soil compacion work commences on sie and subjec o compacion mehodology, and he expeced sound levels of he seleced machinery, a scaffold srucure following he building fooprin o he souheas (o Millennium Hoel) is o be ereced. This scaffold srucure is o be overlaid wih Soundex Acousic Enclosures (high mass acousic blankes joined ogeher) which cover he enire lengh of he sie, and are insalled from he level where work is underaken o he level above. This addiional scrn srucure will help reduce high noise consrucion aciviies o comply wih he Disric Plan, as well as reduce more ypical consrucion noise o negligible levels (such as noise generaed by hand ools, drop saws and he like). The Soundex blankes are o be Velcroed o each oher o ensure ha he scrn is coninuous wih no gaps or cracks. The Soundex is o be checked before all high noise generaing aciviies occur o ensure no separaion has occurred bewn blankes. This secondary scrn srucure is shown in figure 4.1 below. Minimum heigh 2.0 mrs Minimum heigh 2.4 mrs Sie enry Acousic scrn o 1 level above ha being worked on Figure 4.1 Locaion of acousic hoardings 9

100 Applicaion as Noified 254 AC F2: Holiday Inn Express, Qunsown Assessmen of Environmenal Noise Effecs Noise emied during each of he consrucion phases has now bn considered: 4.1 Phase one Demoliion of exising dwellings and vegeaion Phase one of he consrucion comprises of he se-up of he sie hoardings, (acousic hoardings as described in in figure 4.1 above), wih oher hoardings described in appendix 5 of Naylors Consrucion Managemen Plan (CMP), demoliion and removal of he curren dwelling on sie, and removing he vegeaion on sie. Hours of operaion of his phase are expeced o be bewn 0730 hours and 1800 hours Monday o Saurday (excluding Public Holidays) where a consrucion noise limi of 70 db LAeq applies. The main noise sources associaed wih phase one of he consrucion of Holiday Inn Hoel are expeced o be: Noise from demoliion of he exising dwelling Noise from removing vegeaion Noise from vehicles associaed wih he consrucion (including heavy vehicles) Demoliion of exising dwelling The curren Bungi Backpackers building on sie will be demolished. I is undersood ha par of he demoliion will be by hand (including he removal of fiings and fixures, windows, and he like for salvaion, before an excavaor is used for conrolled demoliion of he srucure). During his phase no hydraulic breaker will be required. Based on he required excavaor size (14 ), we have assumed a wors-case sound pressure level of 85 db LAeq a 10 meres based on BS :2009 Code of pracice for noise and vibraion conrol on consrucion and open sies Par 1: Noise. As shown in he resulan noise conour map in figure 4.2 below, a a heigh of 1.5 meres above he ground. Figure 4.2 Noise emissions from an excavaor demolishing Bunji Backpackers As shown, noise levels are expeced o comply wih he 70 db LAeq consrucion noise limi for demoliion aciviies Removal of vegeaion of sie We have also considered a scenario where an excavaor is removing vegeaion from he sie, closer o he boundary of he Millennium Hoel. Based on his aciviy and he required excavaor size (14 ), we have assumed a wors-case should pressure level of 70 db LAeq a 10 meres on 10

101 Applicaion as Noified 255 AC F2: Holiday Inn Express, Qunsown Assessmen of Environmenal Noise Effecs BS :2009. This is shown in he resulan noise conour map in figure 4.3 below a a heigh of 1.5 meres and 5.5 mrs. a) a 1.5 m above ground level b) a 5.5 m above ground level Figure 4.3 Noise emissions from an excavaor removing vegeaion As shown, noise levels are expeced o comply wih he 70 db LAeq consrucion noise limi for he removal of vegeaion on sie Noise from vehicles associaed wih he consrucion Trucks removing demoliion maerial and vegeaion are also required in his phase. We consider ha he bes approach o reduce he noise levels from his aciviy would be implemening he measures oulined wihin he Consrucion Noise and Vibraion Managemen Plan, as follows: Limiaions on he arrival and deparure imes of he heavy vehicles o wihin 0730 o 1800 hours. No engine brakes o be used in he viciniy of he sie. Reversing bpers o be limied in erms of sound level and frequency of use. Discouragemen of vehicles idling on sie for exended periods of ime. This could be included as par of he sie foreman s responsibiliies. No use of horns unnecessarily. 4.2 Phase wo Sie mobilizaion and early sie works & bulk excavaion The main noise sources associaed wih phase wo of he consrucion of Holiday Inn Hoel are expeced o be: Noise from excavaion Noise from compacing on sie Noise from concreing aciviy Noise from vehicles associaed wih he consrucion (including heavy vehicles) 11

102 Applicaion as Noified 256 AC F2: Holiday Inn Express, Qunsown Assessmen of Environmenal Noise Effecs The hoardings described above, and shown in figure 4.1 will be reained during his phase. Hours of operaion of his phase are expeced o be bewn 0730 hours and 1800 hours Monday o Saurday (excluding Public Holidays) where a consrucion noise limi of 70 db LAeq applies. A noise limi of 65 db LAeq applies bewn 1800 and 2000 hours during he wk days wih a more sringen noise limi of 45 db LAeq bewn 2000 and 0630 hours. There are several addiional noise sources which will likely be presen on sie; however we would expec he noise levels from hese o be less han he sources idenified above and ha his noise will be able o be conrolled hrough good pracice and he adopion of a Consrucion Noise and Vibraion Managemen Plan. These include: Use of power ools on sie including hand held concr vibraors, nail guns and he like Vehicle noise associaed wih rucks and small uiliy vehicles Noise from radespeople alking on sie Noise from excavaion Excavaion will nd o be underaken o level he sie. Level 1 of he developmen requires excavaion ranging from 0 meres in heigh a he souh-wesern wall o approximaely 3 meres along he norh-easern wall. Only minor filling will be required across he sie, and herefore he majoriy of he cue maerial will comprise of cu-o-wase. Level 2 will require excavaion along he norh-easern wings up o 2.6 meres in heigh. I is anicipaed ha he excavaion will ake in he order of 7 8 wks o compl sie. We undersand ha excavaion for he basemen will be hrough soil and rock breaking will no be required. Based on he relaive ground levels he area of excavaion is shown in figure 4.4 below. Figure 4.4 Excavaion area Based on previous correspondence regarding he size of excavaor required (20 ), we have assumed a wors-case sound pressure level of 76 db LAeq a 10 meres based on BS :2009. We have considered four wors-case scenarios: 1. Excavaion close o Millennium Hoel on 32 Frankon Road. 2. Excavaion close o he residenial building on 23 Melbourne Sr. 12

103 Applicaion as Noified 257 AC F2: Holiday Inn Express, Qunsown Assessmen of Environmenal Noise Effecs 3. Excavaion a he posiion wihou sie hoardings and close o Scenic Suies on 27 Sanley Sr. 4. Excavaion close o Blue Peaks Aparmens on 10 Sanley Sr. Scenario 1 Excavaion close o Millennium Hoel on 32 Frankon Road We have modelled a scenario where he excavaor is closes o he façade of Millennium Hoel on 32 Frankon Road. As shown in he resulan noise conour map figure 4.5 below, a a heigh of 1.5 meres and 5.5 mrs (he lower and upper heigh of he windows on he façade of Millennium Hoel) above he ground, he noise levels a 1 mere from he façade of Millennium Hoel are below 70 db LAeq. a) a 1.5 m above ground level b) a 5.5 m above ground level Figure 4.5 Noise emissions from Scenario 1 Scenario 2 Excavaion close o he residenial building on 23 Melbourne Sr We have modelled a scenario where he excavaor is closes o he façade of he residenial building on 23 Melbourne Sr. The resulan noise conour is shown in figure 4.6 below and shows compliance wih he 70 db LAeq limi a he closes neighbouring dwelling. 13

104 Applicaion as Noified 258 AC F2: Holiday Inn Express, Qunsown Assessmen of Environmenal Noise Effecs Figure 4.6 Noise emissions from Scenario 2 Scenario 3 Excavaion a he posiion wihou sie hoardings and close o Scenic Suies on 27 Sanley Sr. We have modelled a scenario where he excavaor is in close proximiy o he boundary wih Scenic Suies on 27 Sanley Sr. The resulan noise conour is shown in figure 4.7 below and shows compliance wih he 70 db LAeq limi. Figure 4.7 Noise emissions from Scenario 3 Scenario 4 Excavaion close o Blue Peaks Aparmens on 10 Sanley Road. We have modelled a scenario where he excavaor is close proximiy o he boundary wih Blue Peaks Aparmens on 10 Sanley Road. The resulan noise conour is shown in figure 4.8 below and again shows compliance wih he 70 db LAeq limi. 14

105 Applicaion as Noified 259 AC F2: Holiday Inn Express, Qunsown Assessmen of Environmenal Noise Effecs Figure 4.8 Noise emissions from Scenario 4 The above scenarios demonsrae ha i is realisic o comply wih he noise limi of 70 db LAeq a he neares residenial dwellings alhough careful consideraion of scrning will be required when in close proximiy o he Millennium Hoel. We noe he noise levels for excavaors can vary considerably depending on he specific machinery used. As such we recommend ha prior o excavaion he acual equipmen ha is o be used is esed on sie o drmine he associaed sound power level. Once his informaion is available, he required miigaion for each sage of he excavaion can be drmined and should be described in deail in he Consrucion Noise and Vibraion Managemen Plan Noise from compacing on sie Afer deailed excavaion of he fooings, compacors will be required o compress he soil before fooing consrucion can be compld (such as boxing and laying foundaion reinforcing). We undersand ha for he foundaions, plae compacors will be required o compac he soil. Before compacing on sie occurs, he acousic secondary scrning srucure described above is o be insalled on sie along he building fooprin. We have assumed a wors-case sound power level of 105 db LwA for he plae compacors working on sie based on BS :2009. We have modelled a scenario where he plae compacor is in close proximiy o he boundary wih Millennium Hoel. The resulan noise conour is shown in figure 4.9 below and shows compliance wih he 70 db LAeq limi. 15

106 Applicaion as Noified 260 AC F2: Holiday Inn Express, Qunsown Assessmen of Environmenal Noise Effecs a) a 1.5 m above ground level b) a 5.5 m above ground level Figure 4.9 Noise emissions from Scenario 1 We noe ha when he plae compacors are working below he curren ground level, he excavaed face will provide addiional acousic scrning han shown in hese calculaions, and herefore lower noise levels are expeced Noise from concreing aciviies We expec here will be wo main noise emiing processes during he concr foundaion aciviies, as follows: Concr rucks discharging he concr ino he concr pump, and concr pump pumping he concr We have assumed ha he 2.4 m high boundary hoardings and he acousic secondary ceiling (described previously) would remain on sie during his phase. Concr pumping / pouring We anicipae ha he pump will be se up inside he sie boundary, adjacen o Sydney Sr, wih he concr rucks locaed behind, inside he sie. The noise levels emied by he equipmen will vary hroughou he process as differen asks are underaken. For example, we expec he concr pump will seadily idle mos of he ime, wih higher noise emissions when he engine increases in spd o move he nozzle over he sie. Similarly, he concr rucks will be idling mos of he ime, bu will generae higher noise emissions when heir engine spd is increased before ransferring he concr o he pump. Based on our experience, we have based our analysis on a sound power level of 105 db LwA, which we expec would be equivalen o he loudes phases of he above process. Based on his sound power level and he relaive locaion of he equipmen on sie we would expec ha he pumping aciviy will generae a noise level of less han 70 db LAeq a he façade of any neighbouring building Noise from vehicles associaed wih he consrucion The bes approach for reducing he noise levels would be hrough operaional measures oulined wihin he Consrucion Noise and Vibraion Managemen Plan, and as described in secion above. 16

107 Applicaion as Noified 261 AC F2: Holiday Inn Express, Qunsown Assessmen of Environmenal Noise Effecs 4.3 Phase hr Consrucion of building The main noise sources associaed wih phase hr of he consrucion of are expeced o be: Noise from cranes on sie Noise from concreing aciviy Noise from concr power floas Noise from vehicles associaed wih he consrucion (including heavy vehicles) The sie hoardings along wih he acousic enclosure scaffolding srucure described above, and shown in figure 4.1 remain during his phase. Hours of operaion of his phase are expeced o be bewn 0730 hours and 1800 hours Monday o Saurday (excluding Public Holidays) where a consrucion noise limi of 70 db LAeq is required o be me. As per phase wo above, concr floaing aciviies may be exended as concr may no cure quick enough o floa before 1800 hours. A noise limi of 65 db LAeq is required o be me bewn 1800 and 2000 hours during he wk days wih a more sringen noise limi of 45 db LAeq required o be me bewn 2000 and 0630 hours Cranage A crane will be required as par of he general sie works o insall he precas concr wall panels and erec he srucural sl frame. Based on he values given in BS :2009, for ypical cranes which may be used on sie ( on), a wors-case noise level of 67 db LAeq a 10 meres has bn used. We undersand ha large cranes for he erecion of he precas concr panels and sl srucure will be locaed wihin he crawler crane zone oulined in appendix 5 of he Naylors CMP. As cranage aciviy is proposed o be locaed more han 10 meres from he façade of any adjacen building, noise levels from his aciviy are expeced o comply wih he consrucion noise limis. Smaller cranes which may be used from ime o ime are expeced o produce a lower noise level. The noise levels can vary significanly for differen ypes of cranes depending on size and ype; herefore we recommend ha prior o use on sie ha noise measuremens are underaken on he acual crane which will be used on sie o drmine he level of miigaion required. However we expec i o be realisic for noise from cranage aciviies o comply wih he relevan consrucion noise limis Noise from concreing aciviies We expec here will be wo main noise emiing processes during he concr foundaion and slab forming aciviies, as follows: Concr rucks discharging he concr ino he concr pump, and concr pump pumping he concr Concr power floas being used on he slab. We have assumed ha he 2.4 m high boundary hoardings and he acousic secondary scrn srucure (described previously) would remain on sie during his phase. Concr pumping / pouring We anicipae ha he concr pumping and pouring aciviies will be he same as for phase wo of consrucion, given in secion above. 17

108 Applicaion as Noified 262 AC F2: Holiday Inn Express, Qunsown Assessmen of Environmenal Noise Effecs Concr floaing A concr floa may be used o finish he seing slab. While he overall sound levels of he specific equipmen on sie will vary (due o he range of concr floas available) we have based our preliminary analysis on a concr floa wih a sound power of 100 db LwA, as oulined in NZS6803:1999. Based on his sound power level and he miigaion oulined in Secion 3.0, we expec full compliance a he neighbouring buildings when he concr floa is being used over he majoriy of he sie a ground level when he sie hoardings and acousic secondary scrn srucure o he souheas is insalled during 0730 o 1800 hours. We have also assessed noise from a power floa working adjacen o he Millennium Hoel Building ouside 0730 o 1800 hours, as shown in figure 4.10 below: Figure 4.10 Noise emissions from power floa on he concr slab The area shown in red indicaes he exen of any non-compliance during he period from 1800 o 2000 hours. The addiional area shown in yellow indicaes he exen of any addiional noncompliance during he period from 0630 o 0730 hours. If he aciviy occurred ouside of hese imes (i.e. bewn 2000 and 0630 hours) non-complying noise would be experienced in he area shown in grn. This analysis herefore confirms ha power floas could be used bewn 0730 hours and 2000 hours wihou excding he noise limis a adjacen properies. Lower noise generaing equipmen (such as elecric power floas) may be required if floaing ouside of hese ime periods is required. Power floas will also be used on he upper levels in his phase, and may be required pas 1800 hours, depending on he seing spd of he concr. Again we have based our analysis on a concr floa wih a sound power of 100 db LwA, as oulined in NZS6803:1999. Noise from he use of concr floaing in levels above he ground floor are expeced o be similar o ha given in figure 4.10 above. Therefore, wih he acousic secondary scrn srucure o he souheas boundary insalled 1 level higher han he concr floa is working on, his aciviy is expeced o comply bewn he hours of 0730 o 2000 hours. As above, lower noise emiing equipmen will be required ouside of hese hours. Oher soluions o reduce he ime required o operae power floas a sie will be explored and esed prior o consrucion phase such as bu no limied o he following:- Use of concr addiives/admixures o accelerae concr hydraion & seing in order o guaran quick deploymen of power floas & less operaion ime. 18

109 Applicaion as Noified 263 AC F2: Holiday Inn Express, Qunsown Assessmen of Environmenal Noise Effecs Breaking up he concr pours o smaller porions subjec o he srucural enginr s review & approval in order o reduce he concr pouring & power floaing imes. Adoping any of he above opions is subjec o furher sudy & esing o prove viabiliy wihin he projec imeframe. The noise levels can vary significanly for differen ypes of power floas; herefore we recommend ha prior o use on sie ha noise measuremens are underaken on he acual concr floas which will be used on sie o drmine he level of miigaion required Noise from vehicles associaed wih he consrucion The bes approach for reducing he noise levels would be hrough operaional measures oulined wihin he Consrucion Noise and Vibraion Managemen Plan, and as described in secion above. 4.4 Phase four Sieworks and landscaping The main noise sources associaed wih he sieworks and landscaping of he proposed hoel developmen are expeced o be: Noise from excavaors ravelling around sie Noise from asphal aciviies Noise from vehicles associaed wih he consrucion (including heavy vehicles) The sie hoardings along wih he acousic enclosure scaffolding srucure described above, and shown in figure 4.1 will be reained during his phase. Hours of operaion of his phase are have bn proposed o be bewn 0730 and 1800 hours Monday o Saurday (excluding Public Holidays) which a consrucion noise limi of 70 db LAeq is required o be me Noise from excavaors We undersand ha a 12 on excavaor will be required for he movemen of soil around sie. Noise associaed wih excavaors on sie is shown in secion above. I is expeced ha wih he sie hoardings shown in figure 4.1 insalled, noise from excavaors ravelling around sie will comply wih he Disric Plan consrucion noise limi during his ime period. Smaller bobca loaders are expeced o produce a lower sound level han he excavaor, and herefore consricion noise limis will also be me Noise from asphal laying Noise from asphal laying is expeced o occur during his phase for he laneway o he souheas of he sie (bewn he Holiday Inn Hoel and Millennium hoel), and for he fron enry on Sanley Sr. We have based our calculaions on an asphal ruck and heavy roller having a sound pressure level of 75 db LAeq a 10 meres based on guidance from BS :2009. Where asphal aciviies occur a he fron enry of he building, compliance wih he consrucion noise limis bewn 0730 and 1800 hours are expeced o be achieved. Where asphal aciviies occur along he laneway o Millennium Hoel, noise levels are expeced o comply when received a he same heigh as he consrucion (due o he scrning from he sie hoardings). Noise levels received a he upper hoel room windows are expeced o excd he Disric Plan consrucion noise limis by up o 10 db LAeq as he sie hoardings will no effecively scrn he façade a hese heighs. Noise from asphal aciviies wihin he laneway could be subjec o a furher ime resricion (such as bewn 1000 hours and 1500 hours), when people eiher have o check ou of heir 19

110 Applicaion as Noified 264 AC F2: Holiday Inn Express, Qunsown Assessmen of Environmenal Noise Effecs hoel room or are away exploring Qunsown. In addiion, providing a warning o Millennium Hoel before hese high noise aciviies occur would reduce he effecs of his non-compliance. As he asphal aciviies will occur on he boundary of he sie wih Millennium Hoel, i is no feasible o provide he exen of miigaion required o reduce noise levels a he upper levels of he Millennium hoel. We noe ha his aciviy is only shor in duraion compared o he overall consrucion programme, which would also reduce he effecs of his non-compliance. 4.7 Vibraion The use of he excavaor has he poenial o cause adverse vibraion effecs a he neighbouring properies. Vibraion effecs are ypically considered in wo ways wih regard o possible srucural or cosmeic damage o buildings, and human response. Excavaion is expeced o generae coninuous vibraion for shor periods of ime. This vibraion may poenially resul in wo main effecs for occupans wihin he neighbouring buildings - percepible (srucure-borne) vibraion, i.e. vibraion of walls, floors ec. which is perceived by occupans hrough acile sensaion or audible moion such as raling of windows; and low frequency noise, where sound waves radiaed by he vibraing surfaces inside buildings are perceived by he human ear as noise - ofen referred o as ground-borne noise. The miigaion of consrucion vibraion is very difficul in mos cases limiing he imes he aciviy can occur and increase he disance bewn he aciviy and noise-sensiive receivers are he only opions available. Individuals can dc building vibraion levels ha are well below hose required o cause any risk of damage o he building or is conens. Due o he favourable soils, no sh piling, rock breaking, or blasing is o occur, and herefore vibraion on sie will be limied. We expec ha vibraion levels will be below ha oulined in able 1 of DIN Srucural Vibraion Par 3: Effecs of vibraion on srucures a all imes during consrucion, and herefore do no expec vibraion o be o have a significan adverse effec, however a srucural enginr would be bes placed o consider any impacs wih regard o building damage. I may be reasonable ha he hoel rooms closes o he applican sie are inspeced pre-consrucion and/or afer high vibraion evens as well as pos-consrucion by a srucural enginr o ensure no srucural or cosmeic damage o he Millennium Hoel. 4.8 Consrucion Noise and Vibraion Managemen Plan As demonsraed above, a number of operaional and managemen sraegies nd o be adoped by he Applican o conrol and reduce noise emissions and vibraion from he consrucion aciviy. Therefore we recommend ha he applican esablishes a Consrucion Noise and Vibraion Managemen Plan oulining he measures which will be employed o ensure ha noise and vibraion impacs on neighbouring properies are minimised as far as pracicable. The Consrucion Noise and Vibraion Managemen Plan would nd o include: Resricions on he operaional hours of consrucion on sie. Ensure ha vibraion from he sie due o excavaion and when measured wihin 1 m of any dwelling shall no excd peak paricle velociy measured in he frequency range 3 12 Hz of 25mm/sec. The requiremen for specific equipmen o be esed prior o being used on sie and he physical miigaion required o resul in complying levels, including acousic scrning, and he like. Limiaions on he arrival and deparure imes of heavy vehicles, and operaing recommendaions. Deails of complains procedures and he nd for and responsibiliies of a Noise Liaison Officer for he communiy. 20

111 Applicaion as Noified 265 AC F2: Holiday Inn Express, Qunsown Assessmen of Environmenal Noise Effecs 5.0 CONCLUSIONS AND RECOMMENDATIONS Noise from all sources expeced o be associaed wih he Holiday Inn Express Hoel developmen has bn and is expeced o comply wih he Disric Plan noise limis, wih he excepion of noise from coach parking received a he Millennium Hoel. However, we consider ha he effecs of his noise will be miigaed by he exising elevaed raffic noise in he area during boh he day and nigh ime, he fac ha scrning provided by he new building will in fac reduce raffic noise for some areas of he Millennium Hoel, he esablishmen of a 2.0 m acousic fence on he souh easern boundary, and ha bus movemens are ransien and of shor duraion only bewn 08:00 and 20:00 o furher reduce he likelihood of noise complains from his aciviy. We have he following general recommendaions wih regard o he bes pracicable opions for minimising noise emissions from he sie: Insall a 2.0 mere high acousic fence along he boundary of he sie wih Millennium Hoel. Implemen a managemen plan o ensure ha coaches do no idle unnecessarily in he parking area o he rear of he developmen a any ime, or operae in he parking area during he nigh ime period. A review of he mechanical plan design associaed wih he developmen o ensure ha he noise emissions comply wih he Disric Plan noise limis. For consrucion noise, based on a review of he Disric Plan and New Zealand Sandard NZS6803:1999, given he consrucion duraion and he noise-sensiiviy of he neighbouring properies we consider ha compliance wih he long-erm consrucion noise limis se ou in NZS6803:1999 is appropriae and would resul in reasonable and accepable noise effecs. Based on our analysis, wih a 2.4 mere acousic sie hoardings insalled o he boundary o Millennium hoel, Sydney, and Sanley Srs, noise levels for he majoriy of he consrucion phases are expeced o be below he consrucion noise limis. Asphal aciviies along he laneway o Millennium Hoel boundary are expeced o excd he noise limis oulined in NZS 6803:1999, however all pracicable miigaion has bn implemened. In addiion, his aciviy will ake approximaely wo days o compl, bewn 0730 o 1800 hours. Therefore we expec his o be saisfacory. Based on our analysis we consider i reasonable o conclude ha he noise limis oulined above can be complied a imes, provided he following measures recommended are adoped: All consrucion aciviies on he sie shall be conduced in accordance wih NZS6803:1999. A Consrucion Noise and Vibraion Managemen Plan (CNVMP) for he aciviy prior o he consrucion of he developmen for approval by Qunsown Lakes Disric Council. The CNVMP shall conain miigaion measures relaing o: o o o o Machinery o be used, Sie layou, Acousic barriers, and, Duraion of work. 21

112 Applicaion as Noified 266 AC F2: Holiday Inn Express, Qunsown Assessmen of Environmenal Noise Effecs APPENDIX A Sie Measuremens Deails of he measuremens compld in accordance wih NZS 6801:2008 Measuremen of Sound are as follows: Dae and ime: Logger insalled bewn 1605 hours on 30 November 2016 unil 1600 hours on 4 December 2016 (four days of coninuous monioring) Aended measuremens were underaken a he following imes: 1620 o 1705 hours on 30 November 2016 (a Wednesday evening) 2235 o 2310 hours on 2 December 2016 (a Friday nigh) 1525 o 1600 hours on 4 December 2016 (a Sunday afernoon) Weaher: Insrumenaion: Field calibraion: Seings: Clear, moderae souherly brze, mild (14 C) Clear, ligh norherly brze, mild (13 C) Overcas, ligh souherly, mild (13 C) ARL Ngara Class 1 Sound Logger (Serial Number 87813F, las calibraed 12 April 2016) Pulsar Model 105 Acousic Calibraor (Serial Number 75584, las calibraed 12 April 2016) Bruel & Kjaer Type 2250 Class 1 Sound Analyser (Serial Number , las calibraed 28 June 2015) Bruel & Kjaer 4231 Acousic Calibraor (Serial Number , las calibraed 29 February 2016) Analysers were calibraed before measuremens, and he calibraion checked afer measuremens. No significan change was noed (< 0.1 db). Measuremen seings: A weighing (dba), fas response. Measuremen periods: minues Figure A - Measuremen locaions 22