Wedge-Shaped Development behind the sand hills to protect skyscapes and wilderness of ocean beach when planning intensification, July 2008.

Our objective is to retain a natural undulating dune top as viewed by a man standing at water’s edge at low tide (MLWS).

Bearing in mind dunes undulate North, South, East, West and are criss-crossed by view shafts at all angles we plan to retain sky seen through dune valleys.

Building is kept under an inclined plane at a certain angle. This angle relates, in our example, to an area where beach is 80 metres wide at low tide, dunes are 200 metres wide, reach 13 metres high, and houses inland across the beach road could be typically 9 metres high.

Pro rata angle for different areas. Do not encourage building on dunes and keep dunes preferably un-built or built to 9 metre maximum height within current Residential A. (No exceptions)

4 storey buildings such as apartments Cnr. Parton/Beach Road, though unseen from the beach directly in front, can unfortunately be seen for many kilometres along the beach.

3.5 storey Cutters Cove also stands out like a sore thumb when viewed along the beach rather than in front.

If these buildings had been further inland they would not have had such an adverse effect on the beach landscape.

As a rough indication of how this Wedge-Shape could be applied:

Starting from Papamoa Beach Road and moving inland there could be 2 rows of 9metre/3 storey houses, next 2 rows of 12 metre/4 storey houses, next 2 rows of 15 metre/5 storey houses, next area of 18metre/6 storey houses which is perhaps as high as buildings should be, considering up to date planning ideas.

However if this town wants to go higher the 38.5 metres high Twin Towers could be built inland at 852 metres from the man at Mean Low Water Springs and still not be seen from the beach.

Therefore it would not be very hard to produce planning zones parallel to the coast to give a guide to developers wanting to intensify in the future.

The SANDY WALKER Group, Penguin HQ, PO Box 11444 Papamoa 3151, New Zealand