1. Assessment of Environmental Effects

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1 1. Assessment of Environmental Effects

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3 Table of Contents 1. Introduction and Overview 1 2. Statutory Assessment 3 3. Site Description 5 4. Proposal Description 7 5. Assessment of Effects on the Environment 8 6. Assessment Against the Relevant Objectives and Policies Section 104 and Part 2 Assessment Consultation and Notification 23 Appendix One: Computer Freehold Register Appendix Two: Scheme Plan Appendix Three: Dwellings Drawings and Design Assessment Appendix Four: Engineering Report + Plans

4 1. Introduction and Overview Background The north-eastern corner of the Kahawairahi Road/Muhutonga Avenue intersection was identified in the Beachlands Precinct Plan for Stormwater Management/Open Space purposes. A part of this area is not required for this purpose and has recently been subdivided off and formed for residential development purposes. The applicant is now seeking to subdivide this large lot into five residential lots and to develop a residential dwelling on each lot. An integrated Subdivision Consent/Land Use Consent (for various building development non-compliances and for earthworks) for the subdivision and residential development of Lot 200 DP and Lot 2 DP (a non-complying activity overall) is required. The dwelling design and site layout has been undertaken by Isthmus Group in conjunction with Crang Civil Engineering. A pre-application meeting with Council then subsequent urban design advice has been sought from Auckland Council in respect to the design and the Council urban design recommendations have been incorporated into the final site layout and building design. Documentation This document comprises the resource consent applications and the supporting Assessment of Effects on the Environment (AEE). It has been prepared in accordance with s88 and the Fourth Schedule to the Resource Management Act 1991 (the Act) and the Auckland Unitary Plan Operative in Part (AUPOP). This application is being lodged through the Auckland Council electronic process and as part of that the Council on-line application form will be completed. Staging of Works No staging of works is proposed. Earthworks will commence as soon as practical after the consents have been granted. Site Identification Details Property Owner: Site Address: R J Rentals Ltd 40 Kahawairahi Drive, Beachlands (but sometimes referred to as 40 Mahutonga Drive) Legal Description: Lot 200 DP and Lot 2 DP Site Area: Unitary Plan Zoning: Unitary Plan Precinct: Overlays: Ha Residential Single House Zone Beachlands 1 Precinct Nil The Computer Freehold Register for the site is included as Appendix One. 1

5 Design and Supporting Documentation The proposed scheme plan is included in Appendix Two. The building designs and Urban Design Statement are included in Appendix Three. The Civil Engineering Report and Drawings are included in Appendix Four. This Engineering Report also includes the Geotechnical Completion report for this site as the bulk earthworks for the site have been completed. The Design Statement includes a site context and environment analysis as well as the design rationale for the dwellings. 2

6 2. Statutory Assessment The subject site falls within the territorial boundary of Auckland. The site falls within the Beachlands Precinct 1 which is fully operative under the AUPOP. The site has an underlying zoning of Residential - Single House Zone. This area is not required by Council for Stormwater Management/Open Space and has recently been subdivided off the parent lot for sale as a large lot for further subdivision and residential development. It is proposed to subdivide Lot 200 DP and Lot 2 DP into five residential lots (ranging from m 2 to m 2 in area). Each lot has direct vehicular access off either Kahawairahi Drive or Mahutonga Drive. Subdivision/Land Use Under E38.4(17) the proposal is a discretionary activity as the subdivision does not comply with Beachlands Precinct lot size control of 800m 2. The construction of a single residential dwelling on each lot is a permitted activity under Rule I A compliance table (in terms of the Beachlands 1 Precinct) is included in Appendix Three and copied below. An assessment against the Residential -Single House Zone is also given as those matters not controlled under the precinct controls fall under the Single House Zone controls. This identifies the following non-compliances: Maximum Height Lots 1, 2 and 3 Front Yard: Lots 1-5 Side Yard: Lots 1, 2 and 3 Rear Yard: Lots 1, 2, 3 and 5 Height to Boundary: Lots 2 and 4 Maximum Impervious Area: Lots 2, 3 and 4 Building Coverage: Lots 2 to 5 Landscaped Area: Lots 2 and 4 Side Fence: Lot 5 Rear Fence: Lots 1, 4 and 5. In addition the site frontage requirement of 20m is not achieved for Lots 2, 4 and 5. On this basis, under Rule I (A11) each of the residential dwellings requires resource consent as noncomplying activity due to non-compliances with the site area and site frontage controls. It is understood the proposal complies with the relevant transportation design standards. The site is not within a floodplain and the overland flow path that partially goes through the site is not modified as part of these works. Earthworks Approximately 460m 3 of earthworks over 1200m 2 is required to form the building platforms etc. This is a restricted discretionary activity under Rule E12.4.1(A5). Stormwater The Stormwater Diversion and Discharge Consent was issued on Oct 2013 and is applicable to this site. The proposal complies with the relevant conditions of that consent. This is addressed further in the Engineering Report (Appendix Four). 3

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8 3. Site Description The subject site was originally part of a 44.9ha rolling site used for pastoral farming. This site and the surrounding land have been subject to the PC30 process and was investigated for residential development by Council over about an eight-year period. PC30 was essentially rolled over into the AUPOP as the Beachlands 1 Precinct. Twenty-six supporting documents were prepared for Council as part of the preparation of PC30 and these can be accessed on the Council website: An aerial of the site and immediate surrounds (as at January 2016) is included below. It is a unique shaped corner site which reflects the location of the stormwater discharge and watercourse along its north-western boundary. To the south the site fronts the newly formed Kahawairahi Road with residential development now occurring on the other side. To the west, the site adjoins a recently created stormwater reserve. To the east is Mahutonga Road with residential development now occurring in this vicinity. To the north-east is the recently opened Pohutakawa Coast Shopping Centre. This intersection is now the gateway between the Beachlands new Avenues Area (with its standard residential layout) and the more intensive residential and commercial development in the former PC30A area which is now the development centered around the Pohutakawa Coast Shopping Centre. There is now a distinct change in typology as you travel north through this intersection and this site and the new stormwater management pond area on the other side of Mahutonga Drive form the visual gateway between the two distinct areas. Figure One: Subject Site (Courtesy of Google Earth Jan 2016) 5

9 Figure Two: AUPOP Zoning Plan of the Subject Site Showing Subdivision of Surrounding Sites. (Please note that the site extends further south to join with Kahawairahi Drive) Figure Three: Beachlands Precinct Plan 6

10 4. Proposal Description The subject site (Lot 200 DP and Lot 2 DP ) has recently been subdivided off and earth-worked for residential purposes as this area was not required for open space purposes (as indicated on the Beachlands Precinct Plan). Isthmus Group with Crang Civil have developed the building design and site layout and consulted with Auckland Council through this process. Council s Urban Design team had a range of useful suggested improvements which have been incorporated into the final site layout and building design. The proposal is to subdivide the lot into five residential lots and to develop a residential dwelling on each lot. The lots do not comply with the minimum 800m 2 site area under the Beachlands Precinct. No changes to the roading network are required. Each site has direct access via a single driveway to either Kahawairahi Road or Mahutonga Avenue. The sites can be serviced as outlined in the Engineering Report and the proposed stormwater and wastewater design drawings are included in the engineering drawing set along with a site services plan. The sites will be connected to a reticulated potable water supply and this is addressed in the Engineering Report. A total volume of earthworks of approximately 460m 3 is required over 1200m 2. Retaining walls of up to 2.1m in height are required and their location is shown on the DR-C105 (Proposed Site Layout Plan) and the walls will be wholly within the lower lot. Typical retaining wall details are included in the set of engineering drawings. Some young landscaping undertaken on the site will be removed as part of this development. On completion of the buildings and earthworks planting will occur in accordance with the plan prepared LA4 included in Appendix Four. 7

11 5. Assessment of Effects on the Environment The assessment commences with a description of the permitted baseline and the consented environment. The Existing Environment and Permitted Baseline The site is described in Section 2 of this report and a site context and site environment analysis is included in the Design Statement in Appendix Three. The subject site forms part of the Beachlands Village: New Avenues area which is an approximately 122ha extension of Beachlands Village and will provide approximately 700 new medium intensity residential lots. The area has been described in detail in PC30 and its supporting documents and more recently in the AUPOP. Rapid development of both the Beachlands Village New Avenues and the Pohutakawa Shopping Centre and surrounds has occurred and the change in urban typology of both areas is now evident. A large stormwater pond on the opposite side of Mahutonga Drive from the subject site has now been constructed and landscaped. The subject site is currently grassed, awaiting development. Assessment of the Subdivision Site Servicing The five residential lots will be fully serviced and this is confirmed in the Engineering Report (Appendix Four). It is noted that at the time of the development of the Beachlands New Avenues Structure Plan and Plan Change there was no provision for a reticulated potable water supply. The lot sizes in part reflected the need for on-site water tanks. With this site now reticulated with a private potable water supply, the five lots will be reticulated and will not require on-site tanks. Natural Hazards and Flooding The site is not subject to any known natural hazards and is not within a floodplain. Effects on any Historic Heritage and Cultural Heritage Items There are no identified historic heritage or cultural heritage features within this subject site. The effect of the layout, design and pattern of blocks and roads in so far as they contribute to enabling a liveable, walkable and connected neighbourhood; This lot has previously been subdivided off as a large lot for future residential subdivision and development. Although identified in the Precinct Plan for open space purposes it is not required for this purpose and can now be developed for residential purposes (and has already been earth-worked for this purpose). The roading network is already formed in this location and the five lots can access directly off the existing roading network. It is considered that the five lots will contribute positively to enabling a liveable, walkable and connected neighbourhood. There may be advantages in having houses on this site of the road in terms of providing passive surveillance over the roads and to the future stormwater reserve at the rear. The development of this site in this form also better articulates the gateway between the more standard Beachlands New Avenues standard residential area and the Pohutakawa Coast Shopping Centre and the higher density housing being developed around it. Effects on the Roading Network 8

12 The roading network in this location is already formed and the lots can be safely and efficiently accessed off them. The site plan shows the proposed location of the new driveways. The provision made for the incorporation and enhancement of land forms, natural features and indigenous trees and vegetation The overall design reflects the existing topography and no watercourses are required to be infilled (or diverted) or significant vegetation removed. It is confirmed that there are no specific natural features or areas of indigenous vegetation which require specific protection. The effect on recreation and open space The proposal does not impact on any recreation or existing open space areas. This area of land was not required for stormwater management or open space purposes. Assessment of the Various Building Standards Non-Compliances This assessment follows the assessment criteria under Rule C1.9(3). (a) any objective or policy which is relevant to the standard; Relevant Beachlands 1 Precinct Objectives and Policies I Objectives (2) Subdivision and development establishes and maintains a low density, open, spacious rural and coastal village character. I Policies General Low density coastal character (1) Maintain the existing pattern of development and low density character of the area. Subdivision, use and development (2) Require a development pattern characterised as one house per site. (3) Require a minimum site size of 800m² unless otherwise stated in the I Beachlands 1: Precinct plan 1. Relevant Residential Single House Zone objectives and policies: H3.2. Objectives (1) Development maintains and is in keeping with the amenity values of established residential neighbourhoods including those based on special character informed by the past, spacious sites with some large trees, a coastal setting or other factors such as established neighbourhood character. (2) Development is in keeping with the neighbourhood s existing or planned suburban built character of predominantly one to two storeys buildings. H3.3. Policies (1) Require an intensity of development that is compatible with either the existing suburban built character where this is to be maintained or the planned suburban built character of predominantly one to two storey dwellings. 9

13 (2) Require development to: (a) (b) be of a height, bulk and form that maintains and is in keeping with the character and amenity values of the established residential neighbourhood; or be of a height and bulk and have sufficient setbacks and landscaped areas to maintain an existing suburban built character or achieve the planned suburban built character of predominantly one to two storey dwellings within a generally spacious setting. (4) Require the height, bulk and location of development to maintain a reasonable level of sunlight access and privacy and to minimise visual dominance effects to the adjoining sites. (5) Encourage accommodation to have useable and accessible outdoor living space. (6) Restrict the maximum impervious area on a site in order to manage the amount of stormwater runoff generated by a development and ensure that adverse effects on water quality, quantity and amenity values are avoided or mitigated. Assessment It is recognised that a smaller lot size than what is provided for in the Precinct is proposed. However, given the unique and discrete corner nature of this site and that it backs onto a future stormwater reserve it is considered that the proposed development of this corner site does not overall impact on the existing pattern of development and low-density character of the area. It is now become less unusual in Auckland for small pockets of higher density housing to be located within standard and lower density residential area where they can be provided for in a manner which does not adversely impact on the overall character of the area (with an example of this being at nearby Spinnaker Bay). Such pockets of higher density housing provide an opportunity to provide to the community a different housing typology which may better suit some residents while it can also better utilise the land resource which may not suit a standard residential development due to its shape or topography. One house per lot is being provided. Given the shape of the site and its location of a corner it is considered that the building coverage exceedance on Lots 2-4 will not result in the dwelling appearing out of character or will result in an adverse effect on the developing residential amenity of this area. The implementation of the landscaping plan will aid with the visual integration of this dwelling. Furthermore, the building coverage infringement does not impact on the ability to provide for usable and accessible outdoor living space. It is noted that the maximum impervious area control is still being achieved even with this various building coverage non-compliances. The building height infringement is a result of using different variations of pitched roofs which form part of a contemporary but familiar architectural aesthetic. All houses are two storey. Owing to the location of the houses on the corner and backing onto a future stormwater reserve and the integrated design of the five dwellings it is considered that a reasonable level of sunlight access and privacy is being achieved. The buildings will not adversely impact, in terms of visual domination, on the adjoining future reserve or the streetscape. For the same reasons as given above, it is considered that the height in relation to boundary infringements on Lots 1, 2 and 4 will also not be contrary to these objectives and policies. Lots 1, 2 and 4 have a side yard infringement while all lots have front yard infringements. Again, given the location of the site on a corner and the integrated design of the five houses along with the implementation of the landscaping plan it is considered that these infringements will not result in a visual inconsistency in terms of the existing and planned character of this developing urban area. Given the corner location of this site and being an entranceway between the more standard Beachlands New Avenues standard residential area and the Pohutakawa Coast Shopping Centre and the higher density housing being developed around it is considered that the infringements do not adversely impact on the character and amenity values of the area and the overall 10

14 proposal will contribute positively to this developing character and amenity. The provision of an 8m front yard on this site significantly limits its development potential and could result in an adverse urban design effect on this prominent corner. The landscape area infringements for Lots 2 and 4 reflect the smaller site areas but given the proposed landscaping plan and the location of the sites adjacent to the future stormwater reserve it is considered that the infringements will have a negligible effect on the developing amenity and character of the area. The rear fence infringements (Lots 1, 4 and 5) reflect the immediate topography of this area and will not adversely impact on the overall development character or amenity of the area. (b) the purpose (if stated) of the standard and whether that purpose will still be achieved if consent is granted; The stated purpose of the building height control is: To manage the height of buildings to: Achieve the planned suburban built character of predominantly one to two storeys; minimise visual dominance effects; maintain a reasonable standard of residential amenity for adjoining sites; and provide some flexibility to enable variety in roof forms. As outlined above the infringement is resulting from using different variations of pitched roofs which contribute positively to the aesthetics of this five-lot residential development. The dwellings will all be two storeys. Given the location of the buildings on the corner and the overall design it is considered that domination effects will not arise and there is no adverse effect on residential amenity of the adjoining sites. The stated purpose of the height in relation to boundary standard is: To manage the height and bulk of buildings at boundaries to maintain a reasonable level of sunlight access and minimise adverse visual dominance effects to immediate neighbours. It is considered that given the location of the sites and the nature of this integrated development, the height in relation to boundary infringements will not impact on a reasonable level of sunlight access to any other residential site and will not result in an adverse visual dominance effect. There is not stated yard purpose in the Beachlands Precinct but the purpose under the Single House Zone is: to maintain the suburban built character of the streetscape and provide sufficient space for landscaping within the front yard; to maintain a reasonable standard of residential amenity for adjoining sites; to ensure buildings are adequately set back from lakes, streams and the coastal edge to maintain water quality and provide protection from natural hazards; and to enable buildings and services on the site or adjoining sites to be adequately maintained. As outlined above given the corner nature of the site, the integrated design of the development and that it backs onto a future stormwater reserve will ensure that the yard infringement does not adversely impact on the developing built character of the streetscape in this part of Beachlands. This will be further reinforced by the proposed planting plan. 11

15 It is considered that the yard infringements will not impact on the residential amenity of adjoining sites and nor will it affect any future buildings and/or services on adjoining sites. The stated purpose of the landscaped area standard is: to provide for quality living environments consistent with the planned suburban built character of buildings; to maintain the landscaped character of the streetscape within the zone. It is considered that with the implementation of the landscaping plan along with the proposed outdoor decking, that a quality living environment is being provided for and is consistent with the overall built character of the area. The proposal does not impact on the landscaped character of the adjoining streetscape. The aspect of the houses and views over the future reserve also contribute positively to the overall quality living environment which can be achieved on this site. There is no stated purpose in the precinct for the building coverage control but the Residential - Single House Zone stated purpose is: To manage the extent of buildings on a site to achieve the planned suburban built character of buildings. As outlined above, this is a unique corner site which lends itself to a small and self-contained area of higher density development and which can be undertaken in a manner which does not impact on the overall planned built character of this area. There is no stated purpose in the precinct for the fencing controls control but the Residential - Single House Zone stated purpose is: To enable fences and walls to be constructed on a front, side or rear boundary or within a front, side or rear yard to a height sufficient to: provide privacy dwellings while enabling opportunities for passive surveillance of the street minimise visual dominance effects to immediate neighbours and the street. It is considered that the fence standard infringements will not impact on the privacy of any other adjoining dwellings while the development of this lot (rather than it being used for its original intended purpose of reserve) provides for passive surveillance of the street which is considered positive. No domination effects will arise from the fence infringements given their location. (c) any specific matter identified in the relevant rule or any relevant matter of discretion or assessment criterion associated with that rule; The relevant policies have been addressed above. The purpose of the standards has been addressed above. In our opinion any adverse effects arising from the infringements will be negligible. This is a unique site which lends itself to a discrete and contained higher density development and provides a far better and more efficient use of the land resource compared with its previous intended use as reserve (but which is no longer required by Council). 12

16 The amenity values of this area are rapidly changing as the area is urbanised. This development will contribute positively to the amenity of the immediate area and to the streetscape. There are no specific characteristics of this site which are relevant except that its corner location, shape and that it backs onto a future stormwater reserve lends itself to a higher density development, which introduces a different housing typology into this part of Beachlands and which therefore provides an alternative housing/living option for future residents. The application is for an integrated development of a corner site into five residential lots. A specific subdivision layout and house design has been undertaken to take account of the corner nature of the site. It is considered that the proposal is not contrary to the Beachlands Precinct Design Guidelines Basic Principles and the supporting design guidelines. There are no other matters specifically listed that requires consideration. (d) any special or unusual characteristic of the site which is relevant to the standard; Not applicable. (e) the effects of the infringement of the standard; and As outlined above, in our opinion any adverse effects from the various infringements will be less than minor. The proposal is for an integrated residential development of five lots with the design being unique to this site and taking into account its corner location, its shape, its topography and that the site backs onto a future reserve, it is considered that a better urban design outcome is achieved compared to a complying development. Likewise a more efficient use of the land resource is achieved along with the introduction of an additional housing typology into this developing residential area. (f) where more than one standard will be infringed, the effects of all infringements considered together As noted above, as an integrated development it is considered that a better urban design outcome is being achieved that a complying residential development on this lot. Assessment of the Earthworks District Plan Assessment: (E ) (a) whether applicable standards are complied with; The sediment and erosion control plan has been designed in accordance with AC2016/005 (which has replaced AC TP90). (b) the extent to which the earthworks will generate adverse noise, vibration, odour, dust, lighting and traffic effects on the surrounding environment and the effectiveness of proposed mitigation measures; Earthworks will comply with the relevant Construction Noise Standard. There are no specific aspects of this site (or adjoining sites) or the proposed works which give rise to a concern that adverse vibration or odour effects will arise. On-site management will ensure that the risk of a dust nuisance arising can be minimised. There are no specific lighting issues. Earthworks will be undertaken during daylight hours. (c) whether the earthworks and any associated retaining structures are designed and located to avoid adverse effects on the stability and safety of surrounding land, buildings, and structures; There are no specific buildings or structures on adjoining sites which require consideration. 13

17 (d) whether the earthworks and final ground levels will adversely affect overland flow paths or increase potential volume or frequency of flooding within the site or surrounding sites; No earthworks are required within a floodplain. It is considered that the earthworks will not adversely affect overland flow paths or increase the potential volume or frequent of flooding within the site or surrounding sites owing to their minor nature, form and location. (e) whether a protocol for the accidental discovery of kōiwi, archaeology and artefacts of Māori origin has been provided and the effectiveness of the protocol in managing the impact on Mana Whenua cultural heritage if a discovery is made; The Accidental Discovery Protocol outlined in the AUPOP will be followed in the event of an accidental discovery. (f) whether the extent or impacts of adverse effects from the land disturbance can be mitigated by managing the duration, season or staging of such works; Earthworks will be limited to the earthworks season (unless a winter works permit is obtained). No further staging is considered necessary in order to mitigate potential effects. (g) the extent to which the area of the land disturbance is minimised, consistent with the scale of development being undertaken; The proposed earthworks are considered the minimum necessary in order to achieve the finished levels required for the subject sites (and in particular the potential building platforms on each site). (h) the extent to which the land disturbance is necessary to provide for the functional or operational requirements of the network utility installation, repair or maintenance; Not relevant. (i) the extent of risks associated with natural hazards and whether the risks can be reduced or not increased; No natural hazards have been identified. (j) whether the land disturbance and final ground levels will adversely affect existing utility services; There are no existing network utilities within the site which require consideration. (k) the extent to which the land disturbance is necessary to accommodate development otherwise provided for by the Plan, or to facilitate the appropriate use of land in the open space environment, including development proposed in a relevant operative reserve management plan or parks management plan; The earthworks are required in order to provide for the residential subdivision. (l) (i) (ii) for land disturbance near Transpower New Zealand Limited transmission towers: the outcome of any consultation with Transpower New Zealand Limited; and the risk to the structural integrity of transmission lines. There are no Transpower New Zealand Limited transmission towers on or near the site. (m) the extent to which earthworks avoid, minimise, or mitigate adverse effects on any archaeological sites that have been identified in the assessment of effects. No archaeological sites have been identified in this area. 14

18 6. Assessment Against the Relevant Objectives and Policies This section assesses the proposal against the relevant objectives and policies of the AUPOP. Subdivision Objectives and Policies E38.2. Objectives (1) Land is subdivided to achieve the objectives of the residential zones, business zones, open space zones, special purpose zones, coastal zones, relevant overlays and Auckland-wide provisions. (2) Land is subdivided in a manner that provides for the long-term needs of the community and minimises adverse effects of future development on the environment. (4) Infrastructure supporting subdivision and development is planned and provided for in an integrated and comprehensive manner and provided for to be in place at the time of the subdivision or development. (6) Subdivision has a layout which is safe, efficient, convenient and accessible. (8) Subdivision maintains or enhances the natural features and landscapes that contribute to the character and amenity values of the areas. (10) Subdivision: (a) (b) (c) within urban and serviced areas, does not increase the risks of adverse effects to people, property, infrastructure and the environment from natural hazards; avoids, where possible, and otherwise mitigates, adverse effects associated with subdivision for infrastructure or existing urban land uses; and maintains the function of flood plains and overland flow paths to safely convey flood waters, while taking into account the likely long term effects of climate change. E38.3. Policies (1) Provide for subdivision which supports the policies of the Plan for residential zones, business zones, open space zones, special purpose zones, coastal zones, relevant overlays and Auckland-wide provisions. (2) Require subdivision to manage the risk of adverse effects resulting from natural hazards in accordance with the objectives and policies in E36 Natural hazards and flooding, and to provide safe and stable building platforms and vehicle access. (10) Require subdivision to provide street and block patterns that support the concepts of a liveable, walkable and connected neighbourhood including: (a) (i) (ii) (iii) (b) a road network that achieves all of the following: is easy and safe to use for pedestrians and cyclists; is connected with a variety of routes within the immediate neighbourhood and between adjacent land areas; and is connected to public transport, shops, schools, employment, open spaces and other amenities; and vehicle crossings and associated access designed and located to provide for safe and efficient movement to and from sites and minimising potential conflict between vehicles, pedestrians, and cyclists on the adjacent road network. (11) Require subdivision to be designed to achieve a high level of amenity and efficiency for residents by: (a) (b) aligning roads and sites for maximum sunlight access where topography and parent site shape allows; and aligning sites to the road to maximise opportunities for buildings fronting the road. (13) Require subdivision to deliver sites that are of an appropriate size and shape for development intended by the zone by: 15

19 (a) (b) providing a range of site sizes and densities; and providing for higher residential densities in locations where they are supportive of pedestrians, cyclists, public transport and the viability and vibrancy of centres. Infrastructure (19) Require subdivision to provide servicing: (a) (b) (c) to be coordinated, integrated and compatible with the existing infrastructure network; to enable the existing network to be expanded or extended to adjacent land where that land is zoned for urban development; and to enable electricity and telecommunications services to be reticulated underground to each site wherever practicable. (20) Require sites capable of containing a building, in areas where service connections are available to a public reticulated network, to connect to the following networks: (a) (b) (c) wastewater; stormwater; and potable water. (22) Require subdivision to be designed to manage stormwater: (a) (b) (c) (d) (e) (f) (g) in accordance with any approved stormwater discharge consent or network discharge consent; in a manner consistent with stormwater management policies in E1 Water quality and integrated management; by applying an integrated stormwater management approach to the planning and design of development in accordance with stormwater management policies in E1 Water quality and integrated management; to protect natural streams and maintain the conveyance function of overland flow paths; to maintain, or progressively improve, water quality; to integrate drainage reserves and infrastructure with surrounding development and open space networks; and in an integrated and cost-effective way. (23) Manage subdivision and development to avoid, remedy or mitigate adverse effects on infrastructure including reverse sensitivity Assessment effects, which may compromise the operation and capacity of existing or authorised infrastructure. It is considered that the proposal gives effect to the relevant objectives and policies for the following reasons: The subdivision is for residential use which reflects the zoning of the land. The subdivision is of land now not required for stormwater or open space purposes and the proposal provides for an efficient use of this corner site. The integrated nature of this development provides for a more efficient use of the land resource compared to a complying subdivision/residential development. The required infrastructure can be provided. It is noted that these five sites will connect to a reticulated potable water supply and therefore water tanks do not need to be provided on site. This is a significant change from when the Beachlands Precinct was first planned as at that stage the Structure Plan (and subsequent plan change) was based on the need for rain harvesting as there was no available reticulated potable water network. The existing roading layout provides for convenient linkages for both vehicles, pedestrians and cyclists and no changes to this are required. 16

20 There are no specific features requiring protection in this area. The design reflects the topography of the site which drops away rapidly at the rear into the future stormwater reserve. The proposal will not raise the risk of any specific known hazards and has been designed so that building platforms and are not within flood plains ore overland flow paths. It is expected that the resulting subdivision and development will result in a high level of residential amenity. The five houses appropriately address the road frontage and a high degree of attention (including discussions with Council Urban Designer) has been paid to this matter. The subdivision has been designed so there are no rear sites. The sites are smaller in area than the majority of sites in Beachlands New Avenue and will contribute positively to providing for a diversity of site sizes (and housing typologies). The pocketing of higher density houses within standard residential areas is becoming more common in Auckland and is seen positively in terms of urban design outcomes and there is a good example of this in nearby Spinnaker Bay. All sites will have an appropriate building platform area which can be serviced and can be safely accessed off the roading network. Residential Single House Zone H3.2. Objectives (1) Development maintains and is in keeping with the amenity values of established residential neighbourhoods including those based on special character informed by the past, spacious sites with some large trees, a coastal setting or other factors such as established neighbourhood character. (2) Development is in keeping with the neighbourhood s existing or planned suburban built character of predominantly one to two storeys buildings. (3) Development provides quality on-site residential amenity for residents and for adjoining sites and the street. H3.3. Policies (1) Require an intensity of development that is compatible with either the existing suburban built character where this is to be maintained or the planned suburban built character of predominantly one to two storey dwellings. (2) Require development to: (a) (b) be of a height, bulk and form that maintains and is in keeping with the character and amenity values of the established residential neighbourhood; or be of a height and bulk and have sufficient setbacks and landscaped areas to maintain an existing suburban built character or achieve the planned suburban built character of predominantly one to two storey dwellings within a generally spacious setting. (4) Require the height, bulk and location of development to maintain a reasonable level of sunlight access and privacy and to minimise visual dominance effects to the adjoining sites. (5) Encourage accommodation to have useable and accessible outdoor living space. (6) Restrict the maximum impervious area on a site in order to manage the amount of stormwater runoff generated by a development and ensure that adverse Assessment It is considered: 17

21 The proposed development is in keeping with the planed amenity values of this rapidly development residential area. The landscaping plan will aid with the integration of the sites with the stormwater management area and the surrounding area. The houses are all two-storeys. It is considered that quality on-site residential amenity will be achieved and the proposed landscaping will contribute positively to the area. It is recognised that there are various non-compliances with a number of building standards but this is a result of the integrated development of the site which in our opinion achieves a far better urban design outcome that a complying residential development on this corner site. Reasonable levels of sunlight access and privacy between the five houses is achieved and it is considered that visual dominance effects will not arise. Each site has usable and accessible outdoor living space. The impervious area and landscaping standards are achieved for each lot. Beachlands Precinct I Objectives [rp/dp] (1) The precinct contributes to the growth and development of Beachlands village and ensures that future land use, subdivision and development is contained within the precinct and integrates with the existing Beachlands village to the north, Pine Harbour marina development to the west and the business area in Beachlands 2 Precinct. (2) Subdivision and development establishes and maintains a low density, open, spacious rural and coastal village character. (3) A well connected and integrated transport network is achieved that reflects the rectilinear grid roads pattern of Beachlands and the importance of transportation links between Beachlands and Pine Harbour Marina. (5) Infrastructure is provided in an effective and efficient way. I Policies [rp/dp] General (4) Require that land use, subdivision and development be generally in accordance with the I Beachlands 1: Precinct plan 1. Integrated growth (5) Require subdivision and land use activities to be designed in a way that integrates with the roads pattern, open space pattern and rural and coastal character of the Beachlands village. Low density coastal character (6) Maintain the existing pattern of development and low density character of the area. Subdivision, use and development (7) Require a development pattern characterised as one house per site. (8) Require a minimum site size of 800m² unless otherwise stated in the I Beachlands 1: Precinct plan 1. (9) Require the road layout to be designed and constructed to achieve a grid based pattern of development as shown in the I Beachlands 1: Precinct plan 1. (10) Encourage the development of buildings that have a coastal appearance using materials, colours and features that complement the rural and coastal character of the original village. (11) Require that accessory buildings are single storey. 18

22 (12) Retain a sense of openness between properties, and create a vegetated appearance through tree planting. (11) Require planting of new vegetation to achieve privacy and maintain a coastal landscaped appearance. Encourage development to front natural watercourses and public open spaces. (12) Encourage development to front natural watercourses and public open spaces. Infrastructure (20) Require that all development is connected to a public reticulated sewerage system. (21) Require sustainable supply of potable water to meet the servicing demands of expected activities on the site. Stormwater management (22) Require subdivision and land use activities to avoid or mitigate the adverse effects of stormwater runoff on receiving Assessment environments through incorporating the stormwater management areas shown on I Beachlands 1: Precinct plan 1 or implement alternative solutions which will achieve the same or better stormwater management outcomes. It is considered: The proposed subdivision is on land that was identified for stormwater management/open space purposes but is not required for these purposes. The site was subsequently subdivided off for residential purposes and it is understood that there is no difference of opinion with Council that this land should be developed for residential purposes. The proposal fully integrates with adjoining properties and the wider Beachlands New Avenues area and owing to its location and design, does not impact on the low-density character of the area. As noted above, the pocketing of discrete higher density residential areas within standard residential areas is becoming more common in Auckland and has urban design benefits as well as providing a diversity of housing typologies available to the Auckland community. Although these lots are smaller than the majority of lots in Beachlands New Avenues, they are a corner site and back onto open space and therefore won t visually appear as being out of character with the wider area. All sites can be serviced. A landscaping plan has been proposed and will be implemented. Earthworks It is considered that owing to the very minor nature of the earthworks, its location and the implementation of a sediment and erosion control plan, the works are not contrary to the land disturbance objectives and policies listed under E12.2 and E12.3. Summary In summary, it is considered that the proposal is not contrary to the relevant objectives and policies of the AUPOP and the Beachlands 1 Precinct objectives and policies. 19

23 7. Section 104 and Part 2 Assessment When considering the applications, Auckland Council must have regard to Part 2 of the Act and the matters listed under Section 104(1) of the Act. Section 104D Assessment As a non-complying activity, the proposal needs to pass one of the two gateway tests of S104D before Council can consider granting consent. In terms of effects on the environment, it is considered that the proposal results in a better urban design outcome and a more efficient use of the land resource than a standard complying subdivision/residential development of this corner site. Owing to the building locations, topography and the integrated residential development design, it is considered that none of the standard infringements will result in adverse effects more than minor. As assessed in the previous section it is considered that the proposal is not contrary to the relevant objectives and policies of the AUPOP. Although only one of the two gateway tests is required to be passed in order for Council to consider granting consent, in our opinion both of the gateway tests are passed for this proposal. Assessment under Section 104 Section 104(1) reads: (1) When considering an application for a resource consent and any submissions received, the consent authority must, subject to Part 2, have regard to- (a) any actual and potential effects on the environment of allowing the activity; and An assessment of effects has been undertaken in Section Five of this report. The overall adverse effects arising from the proposed subdivision then residential development of the five lots will be no more than minor. Although all five lots are smaller than that provided for in this Precinct, this is a unique corner site backing onto stormwater reserve and therefore lends itself to smaller lots and providing for a more efficient use of the land resource and a better urban design outcome. (b) (i) (ii) (iii) (iv) (v) (vi) any relevant provisions ofa national environmental standard: other regulations: a national policy statement: a New Zealand coastal policy statement: a regional policy statement or proposed regional policy statement: a plan or proposed plan; and There are no national environmental standards, regulations or national policy statements of relevance. The relevant provisions of the AUPOP have been addressed in Section Six of this report. Overall it is considered that the proposal is not contrary to the relevant objectives and policies of the AUPOP including the Beachlands 1 Precinct. (c) any other matter the consent authority considers relevant and reasonably necessary to determine the application. 20

24 It is considered that in this case it is appropriate that consideration is given to the non-statutory Auckland Plan as this document outlines the vision for Auckland, including the future urban form. Consideration should also be given to how this proposal gives effect, in part, to the Auckland Housing Strategy. In terms of the Auckland Plan, it is considered that the proposed subdivision, in its own small way, gives effect in part both to the overall vision but also to a number of directives including 7.10, 10.2, 10.4, 10.7 and In terms of the Housing Action Plan Stage 1, it is considered that the proposal in part gives effect to the following objectives and key areas of action as it will result in a slight increase in developable residential lots and is utilising land already zoned for residential development (and now not required for stormwater management/open space purposes) and which can be serviced. Objectives of Stage 1 of the Housing Action Plan 1 Increase housing supply and choice on all developable land. 5 Minimise the impacts of the costs of infrastructure on housing affordability. Key Areas of Action: Priority Area 2: Encourage take up of existing development capacity that is available to be used. Part 2 Assessment Section 5 sets out the purpose of the Act. This section states: (1) The purpose of this Act is promote the sustainable management of natural and physical resources. (2) In this Act, sustainable management means managing the use, development and protection of natural and physical resources in a way, or at a rate, which enables people and communities to provide for their social, economic, and cultural wellbeing and for their health and safety while (a) (b) (c) Sustaining the potential of natural and physical resources (excluding minerals) to meet the reasonable foreseeable needs of future generations; and Safeguarding the life-supporting capacity of air, water, soil, and ecosystems; and Avoiding, remedying, or mitigating any adverse effects on the environment. Granting the integrated subdivision/land use consent would give effect to Part 2 of the Act as it allows for the sustainable development of this small area of land not required for stormwater management/open space purposes for residential purposes, which will enable people and the community to provide in part for their social and cultural well-being and for their health and safety while avoiding significant adverse effects on the environment. In our opinion granting consent would give effect to Part 2 of the Act. Matters of National Importance In terms of s6, it is considered that there are no matters of national importance requiring consideration. Other Matters Section 7 of the Act sets out other matters which persons exercising their functions under the Act must have particular regard to. Those of relevance to this proposal include: (b) The efficient use and development of natural and physical resources. 21

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