Introduction. Regional Context

Transcription

1 Introduction The applicant seeks consent to subdivide Lot , a 9.07 ha lot, into two lots, Lot 1 being 0.58ha and the balance, Lot 2 of 8.5ha. As shown on attached plan prepared by Dunwoodie & Green Surveyors Ltd and dated December 2010, Sheet 16 File The site in question is on the wooded slopes on the boundary of the southern end of Hahei Village Policy Area and is illustrated in an attached site map and marked in Red on the attached photo from the TCDC intramaps series. That attached photo also illustrates the surrounding properties that are directly effect by this proposal. Regional Context The Coromandel Peninsula is part of the greater Waikato region. Approximately 75 percent of the region s population resides in urban areas, which have developed over time around major natural attractions and resources. The Coromandel Peninsula is within an approximate 90-minute drive from both Auckland in the north and Hamilton to the south. Due to the close proximity to these two major cities, the small coastal settlements on the Peninsula are extremely popular holiday destinations. The subject site is located on Christine Tce, in immediate proximity to the existing Hahei Beach settlement, on the east coast of the Coromandel Peninsula. The settlements of Cooks Beach and Whitianga are located to the west, and Hot Water Beach to the southeast. Hahei is accessed from State Highway 25 and also by ferry from Whitianga, via Cooks Beach. Local Landscape Context Hahei is located on the east coast of the Peninsula, and is a small settlement comprising permanent residences, holiday homes and baches and a number of visitor accommodation facilities. The township and surrounding area is relatively defined by the surrounding landform, with two major ridgelines to the east and west. The settled area is contained for the majority within the valley formed by the enclosing ridgelines, with a scattering of houses located within the lower slopes of the hills to the east and west. The subject site is located to the south of the main settlement on an area of moderate to steeply rising terrain, contained by the southern enclosing ridgeline. The site is set into a backdrop of older wilding pines, which forms a contiguous band of vegetation on either side of the subject site. There are views available to the sea and to Mahurangi Island to the north, and over the flat valley floor to the north. Statutory Background The Thames Coromandel District Plan outlines a series of resource management

2 issues that are applicable to the entire district. Of particular relevance to this proposal is the following section, which relate to landscape, amenity and ecological enhancement: 203 LANDSCAPE AMENITY AND ECOLOGY Landscape, amenity values and ecology are interrelated in a way that each relies on the other, often if one is enhanced the other two are enhanced as well. This relationship is a package whereby all three disciplines form the primary basis of an environmental assessment. Good ecological practice is often recognized because landscape and amenity values are enhanced. Ecological principles provide a benchmark for sustainable management and can be given greater meaning when a human perspective is included. Landscape and amenity values provide a human perspective that ensures we live with nature and secure a future with a high standard of amenity and community wellbeing. For any development or proposal, the ecological, landscape and amenity values should be identified so that the most appropriate steps can be taken, in terms of project design and protective mechanisms. These mechanisms may ensure open space, restoration of a degraded landscape, protection in perpetuity of an ecological area, walkways, amenity planting or some other action related to ecology, amenity or landscape. Any proposal, therefore, must consider potential landscape amenity and ecological enhancement that can be achieved through the development process. The site is currently zoned coastal, and is outside all policy areas under the TCDC District Plan. However, as will be outlined within the following sections of the report, the proposal takes into account the surrounding landscape and development context, and contains significant opportunity for ecological and landscape amenity enhancement. There is a low level of native vegetation in the surrounding landscape, with the majority of vegetation comprising exotic regeneration and wilding pines, domestic garden trees. Also relevant is the National Coastal Policy Statement; The New Zealand Coastal Policy Statement 2010 Objectives 1 & 2 are relevant Objective 1 To safeguard the integrity, form, functioning and resilience of the coastal environment and sustain its ecosystems, including marine and intertidal areas, estuaries, dunes and land, by: maintaining or enhancing natural biological and physical processes in the coastal environment and recognising their dynamic, complex and interdependent nature; protecting representative or significant natural ecosystems and sites of biological importance and maintaining the diversity of New Zealand s indigenous coastal flora and fauna; and Maintaining coastal water quality, and enhancing it where it has deteriorated from

3 Objective 2 what would otherwise be its natural condition, with significant adverse effects on ecology and habitat, because of discharges associated with human activity. To preserve the natural character of the coastal environment and protect natural features and landscape values through: recognising the characteristics and qualities that contribute to natural character, natural features and landscape values and their location and distribution; identifying those areas where various forms of subdivision, use, and development would be inappropriate and protecting them from such activities; and encouraging restoration of the coastal environment. It is submitted in so far at is relevant this proposal not only does not violate the objectives of the National Coastal Policy Statement, it in fact improves on the required outcomes of enhanced and sustained storm water processes and the enhancement of the environmental elements of the planting program, all within the context of no discernable degradation to the built environment. Also the statement requires relevant local bodies. to assess and monitor sedimentation levels and impacts on the coastal environment.. And require that subdivision, use, or development will not result in a significant increase in sedimentation in the coastal marine area, or other coastal water And reduce sediment loadings in runoff and in stormwater systems through controls on land use activities. It is further submitted that this proposal furthers those aims through sensible storm water management and environmental enhancement at no cost to the ratepayer. The site The site is a rough rectangle approximately 120 metres by 90 meters that slopes to the north and drops some 20 meters in elevation on the south to north axis. On the eastern flank of the site there is a gully that runs down from the south to the north and collects and discharges water on to the neighbouring property, From a point in this gully on the boundary with the downhill neighbour there is a significant slip from a weather event in May It is this slip, which was a result of the significant water in the gully from an up hill catchment that the proposed retaining wall intends to significantly improve. The location of both the slip and the proposed retaining wall are shown on Sheet 2 of Dunwoodie & Green Surveyors Ltd, file 5956, attached. The site is covered in various species of low regenerating scrub, manuka, pomerderus hebe and sedges etc. The area has previously been cleared of the dominant canopy cover of pinus pinaster and wattle and there is little seed source for significant regrowth of significant capital trees. In the gully to the east of the site there is a small number of reasonable pohutukawa and tree ferns. There is no sign of archaeological sites, historic buildings or contaminated land.

4 The site is surrounded on all sides by similar properties all of which are residential in nature and of no particular design ethic. And the intended use of the site will be consistent with the use of all the surrounding neighbours. Currently the site is an undifferentiated part of the larger block and sits within and below the context of the partially developed hillside on the south of Hahei. Various photos from representitive vantage points are included to illustrate the wider context. The Proposal The proposal is for the subdivision of one lot of approximately one hectare. As a condition of the subdivision the applicant will develop on the site a flat area for use as a house site. This will of necessity require the construction of a retaining wall of modest proportion, approximate 3 metres high and 60 meters long. The essential feature of the wall will be the capturing of the overland stormwater that currently debouches from the site in the eastern gully. Such control of the stormwater will be of significant improvement to the stormwater situation as currently exists. There are no other earthworks contemplated in association with the proposed subdivision. Attached is a report from Grant Crook Consultant attesting to the suitability for and advantages of such a proposal. It would be a condition of consent that the final plans of construction would be developed by an appropriate engineer and approved by the TCDC. It is not necessary to detail the exact engineering drawings at this stage. Also while the site is currently covered at present with low regenerating scrub, which will be enhanced and developed with predominately pohutukawa which the applicant already has grown in a nursery for this purpose. There will also be other mixed native species as detailed in the attached planting plan. There are no building currently associated with the site and any later development would be the subject of appropriate applications. It is proposed that there will be a clearly defined house site of 3000m 2 with a height limit of 5 meters. The site is suitable for on-site sewage disposal and the site will be self sufficient and independent of the need for a water supply. An existing concrete driveway that is new and professionally constructed with an appropriate stormwater system services the site. In short there will be no measurable infrastructure effect. Any noise and dust or silt generated during the construction period will be minor and of a short duration and can be well mitigated with appropriate conditions. Visual Assessment

5 The purpose of this visual assessment is to measure the level of visual change that is anticipated as part of the subdivision, in this case the development at 25 Christine Tce, Hahei. It s purpose is to assess the potential visual effect the development will have on the immediate and surrounding landscape, and evaluate its appropriateness in terms of the existing landscape character. As part of this assessment, the existing pattern of development in the area, the topographical context and existing and proposed vegetation cover is considered. It also assesses the ability of the proposal to fit within the existing area and its receiving environment. Three representative viewpoints have been identified from commonly used and publicly accessible locations within the receiving environment (refer to Viewpoint Location Plan). The viewpoints are those that generally represent the extent of the public viewing catchments. The three representative viewpoints that have been used are; Wigmore Crescent, Grange Rd and The Car Park at the Hahei Shops. The three representative viewpoints confirm a number of impressions; The site already sits below a line of development that runs from 116 Pah Road to 17a Christine Tce. There is something in the order of 15 houses that are above or proximate to that line. Any building on the subject property will integrate into what is the existing village of Hahei and appear as an undifferentiated addition to what already exists on this wooded backdrop to the village. There will be no obvious visual effect from the addition of one extra site. It can be confidently asserted that the changes to the subject site will have a positive effect on the amenity of the site itself but more importantly on those sites down stream from the property and including the roadway of Christine Tce. These sites have in the past been damaged by unmanaged excess storm water flow. It can also be asserted that from all locations the changes in built form would not be unexpected and can be accommodated into the view without causing any adverse visual effect. Due to the nature of the topography, the built form and the vegetation in the wider landscape, the proposal has very limited, if any, close up visual catchment. Hence again, very little visual effect. In addition, it should be noted that the majority of views from private dwellings in the area are focused towards the north, looking towards the coast, instead of looking east or west up towards the subject site. The identified viewpoints represent the limited nature of the available views into the subject site. These views are from a short stretch of Wigmore Crescent, and the other views are gained from Car Park of the Hahei Shops and from the more elevated section of Grange Road. From all views, the proposal will fit naturally into the dominant character of the surrounding landscape, which is characterized by built form set into a treed landscape. The planting proposals will serve to provide grounding and scale to the buildings, and will integrate the built form successfully in to the

6 landscape. It is anticipated that the changes on the site will not be unexpected, as there is already a level of built form on the surrounding sites, which is representative of the location. Overall the environmental benefits of the proposal - the storm water control and the planting proposals - far outweigh any potential adverse visual effects. Therefore it is concluded that the visual effects of the proposal will be no more than minor. Consultation As can be seen from the attached photo there are, I believe, 12 properties affected by this proposal. The properties at 11a, 11b, 11c, 13 & 14 Christine Tce which have no view of the subject property but they are directly affected, to the better, by the improvements to the stormwater system. And 15a, 15b, 15c, 17 17a 18, & 21 Christine Tce are users of a common driveway/right of way that is on the title of the applicant s lot and will be the ROW used by the proposed lot. The applicant has consulted with all parties that can be contacted; 11a John Dacey b & 11c Daryoush Mahmoudi Jim Cooper - 14 Graham Chapman 15a 15b 15c 17a The Watsons James & Anna Hicks Jarred Henderson Colin and Margot McCray 17 Peter Rubishon 18 Ian & Judy Russell 21 Paul Rose The applicant has also consulted with the Mercury Bay Community Board. Attachments I attach a report from Grant Crook consulting engineers Ltd dated 28 February In this report Mr Crook makes the point that the subject site can be developed in accordance with the sentiments set out above. He also makes the point that the creation of the health site and associated retaining wall and stormwater control on the

7 proposed lot will significantly benefit of the Highland Park galley feature and act to reduce run-off and continuing instability which he finds is now mainly within this proposed lot. Mr Crook also makes the point that he has direct experience with slow prepare and retaining wall construction in this very catchment. It was he who designed a tied back steel UC retaining wall on the lot below the subject lot some years ago. This wall has acted very successfully in that location. It will be a very similar design that is put in place on this site. However I stress that it is not, at this stage, necessary to go to the expense of the finalised and approved engineering design. It is a matter that can be subject to the necessary conditions on the granting of consent. I also attach an chain between the applicant and Mr Geoffrey hopping of the TCDC. Mr hopping has made the carefully qualified assertion that subject to careful engineering the stormwater system as discussed would be of benefit to the downhill neighbours. Given the council s reluctance to comment on these matters prior to complete design personally I regard this as a ringing endorsement. Conclusion This project is the final stage of a process set in place some years ago and was the subject of a number of discussions with Mr Mark White of the Council. It was always my intention to take off this lot and it was a matter that Mr White and myself had discussed and identified as both as the environmental and stormwater beneficial. It seems that I perhaps ought to have advanced this matter at an earlier stage. However, I still believe that the obvious benefits that accrue to this one lot subdivision are such that it will be allowed to proceed notwithstanding the minor violation of the district plan. The degree, to which this application will be notified, is something I believe can be agreed to in discussions between the applicant and the Council.

8