Bill Stockman PROPOSED SHED PLANNER S REPORT & ASSESSMENT OF ENVIRONMENTAL EFFECTS

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5 Thomson Survey Limited Shed Land Use Proposal January-19 Bill Stockman PROPOSED SHED 798D Taupo Bay Road PLANNER S REPORT & ASSESSMENT OF ENVIRONMENTAL EFFECTS Thomson Survey Ltd Kerikeri 1.0 INTRODUCTION 1.1 The Proposal The applicant, Bill Stockman, seeks to construct a shed next to an existing dwelling at property at 798D Taupo Bay Road. The shed is proposed to be 7.5m x 7.5m = 56.25m 2 in size, and at its closest point, it will be 4.8m from the property boundary with the adjoining site to the west, and 5m from boundary with the ROW over which the application site gains access currently. The proposal requires land use consent pursuant to the Rural Production Zone setback from boundary rule, as well as the district wide rule in Chapter 12.1 relating to buildings within an Outstanding Landscape. A full set of plans prepared by Coppermine CAD services is attached as Appendix 1. The applicant has prepared some conceptual drawings in regard to boundary treatment and landscaping, and these are attached in Appendix 2, referenced S1-S9. Further schematics are contained within Appendix 3 to assist in assessing visual amenity effects and any effects on the immediate neighbour to the west. 1.2 Scope of this Report This assessment and report accompanies the Resource Consent Application made by our clients, and is provided in accordance with Section 88 and Schedule 4 of the Resource Management Act Page 1 Planning Report and Assessment of Environmental Effects Stockman; Job # 9424 Taupo Bay Road

6 Thomson Survey Limited Shed Land Use Proposal January-19 The application seeks land use consent to construct a dwelling, as a restricted discretionary land use activity. The information provided in this assessment and report is considered commensurate with the scale and intensity of the activity for which consent is being sought, and covers: A description of the proposal; A description of the site and its environs; An assessment of environmental effects; An assessment of the proposal against relevant objectives and policies of the Far North District Plan; An assessment of the proposal against relevant provisions of Part 2 of the Act and other National and Regional Standards, Policies and Plans; The applicant s details are recorded in the Form 9 Application Form accompanying this application. 2.0 PROPERTY DETAILS Location: Zoning: Legal description: 798D Taupo Bay Road, Taupo Bay. A Location Map is attached as Appendix 5. Rural Production Zone. Lot 4 DP , contained in RT NA120B/682, a copy of which is attached as Appendix SITE DESCRIPTION 3.1 Physical characteristics The application site is ha in area. It is zoned Rural Production and has an Outstanding Landscape notation. It is a generally rectangular shaped property, with its high point being at the ROW access. The site then slopes downwards in a generally northeast direction. The property is one of several gaining access via a metal ROW off Taupo Bay Road. The property supports an existing modestly sized residence with deck area orientated towards the sea. The area around and downslope of the existing dwelling is in grass cover, with an area of bush/scrub on the lower northeastern portion of the site. Page 2 Planning Report and Assessment of Environmental Effects Stockman; Job # 9424 Taupo Bay Road

7 Thomson Survey Limited Shed Land Use Proposal January-19 The existing residential dwelling is serviced by an on site effluent treatment and disposal system. 3.2 Legal Interests The title is subject to a private land covenant, D , attached in Appendix 6. The property has an appurtenant right of way in easement certificate D This is attached in Appendix Consent History Lot 4 DP was one of 5 lots, ranging in size from 1.02ha to 1.38ha, created via RC , titles deposited in The following consents applying to the property have been given effect to: Page 3 Planning Report and Assessment of Environmental Effects Stockman; Job # 9424 Taupo Bay Road

8 Thomson Survey Limited Shed Land Use Proposal January-19 BC was issued in 2012 for the current building; deck and effluent disposal system on the site. This BC was issued in accordance with a resource consent granted for a breach of setback from boundaries and for building in an Outstanding Landscape (OL). RC is attached as Appendix 8. This current application for a shed associated with the existing dwelling will require consent for the same breaches, i.e. setback from boundaries and for building in an OL. 4.0 THE PROPOSAL IN DETAIL Refer to Plans and schematics in Appendices 1-3 inclusive. The existing dwelling was consented via Resource and Building Consents in Conditions of land use consent included consistency with plans and landscaping. The current applicant is committed to ensuring that the appropriate landscaping is established and maintained. The proposed two bay garage/shed is over 50m 2 in size, being 56m 2. It is a simple square shaped building, less than 4m in height. It is proposed to be located to the west of the existing dwelling, between it and the western boundary of the site. It is proposed to be located on the level portion of the site, 5m from front boundary, and 4.8m from western boundary. A concrete apron/turning area is proposed to enable vehicle and trailer manoeuvring. Building materials and colour scheme are proposed to be consistent with the existing modest dwelling. 5.0 ACTIVITY STATUS 5.1 Zoning The property is zoned Rural Production and is within an area noted in the District Plan as Outstanding Landscape. 5.2 Far North District Plan Rules An assessment of the proposal (as described in section 4.0 above), is contained in the following Table: Table 1: Far North Operative District Plan: RURAL PRODUCTION ZONE RULES: Permitted Standards Comment Compliance Assessment RESIDENTIAL Proposal is for a shed. N/A Page 4 Planning Report and Assessment of Environmental Effects Stockman; Job # 9424 Taupo Bay Road

9 Thomson Survey Limited Shed Land Use Proposal January-19 INTENSITY SUNLIGHT No part of any building shall project beyond a 45 degree recession plane as measured inwards from any point 2m vertically above ground level on any site boundary (refer to definition of Recession Plane in Chapter 3 - Definitions), except where a site boundary adjoins a legally established entrance strip, private way, access lot, or access way serving a rear site, the measurement shall be taken from the farthest boundary of the entrance strip, private way, access lot, or access way STORMWATER MANAGEMENT The maximum proportion of the gross site area covered by buildings and other impermeable surfaces shall be 15% SETBACK FROM BOUNDARIES No building shall be erected within 10m of any site boundary Refer to Sheet 03 of plans by Coppermine CAD services. Shed complies with permitted sunlight angle. Total impermeable coverage has been calculated at 302m 2 including roofs, watertanks, driveway and gravel. This is less than 15% of gross site area. The shed is proposed to be within 5m of front boundary and 4.8m of western boundary KEEPING OF ANIMALS No keeping of animals proposed NOISE Shed is associated with a residential activity BUILDING HEIGHT The proposed shed is less The maximum height of any than 4m in height. building shall be 12m HELICOPTER No helicopter landing area LANDING AREA proposed BUILDING COVERAGE Any new building or alteration/addition to an existing building is a permitted activity if the total Building Coverage of a site does not exceed 12.5% of the gross site area. Proposed total building coverage is calculated at 250m 2. This is less than 12.5% of gross site area. Permitted. Permitted. Does not meet permitted standard. A breach of setback from boundaries rule in this zone defaults to restricted discretionary Rule N/A Permitted Permitted N/A Permitted Page 5 Planning Report and Assessment of Environmental Effects Stockman; Job # 9424 Taupo Bay Road

10 Thomson Survey Limited Shed Land Use Proposal January SCALE OF The activity is a shed N/A ACTIVITIES associated with residential use TEMPORARY EVENTS N/A N/A DISTRICT WIDE RULES 12.1 LANDSCAPE AND NATURAL FEATURES INDIGENOUS VEGETATION CLEARANCE IN OUTSTANDING LANDSCAPES TREE PLANTING IN OUTSTANDING LANDSCAPES EXCAVATION AND/OR FILLING WITHIN AN OUTSTANDING LANDSCAPE Excavation and/or filling on any site within an Outstanding Landscape as shown on the Resource Maps, is permitted provided that: (a) it does not exceed 300m3 in any 12 month period per site; and (b) it does not involve a cut and/or filled face exceeding 1.5m in height i.e. the maximum permitted cut and/or fill height may be 3m; and (c) any cut or fill areas that will be visible from a viewing point on a public road, public reserve, coastal marine area or the foreshore shall be stabilised using mulch, hydroseeding, or other rapid effective stabilisation technique. All other cut and fill areas will be revegetated as soon as practicable in the spring or autumn immediately following construction BUILDINGS WITHIN OUTSTANDING LANDSCAPES The following are permitted activities in an Outstanding Landscape, as shown on the Property is within an area shown as Outstanding Landscape in the District Plan No indigenous vegetation clearance is proposed No tree planting in breach of Rule is proposed. A small amount of cut and fill will be required to create the platform for the shed. Cut is calculated at 76m 3 and fill at 2m 3 for creation of platform, with the remainder 74m 3 spread around the site. No cut or fill face higher than 1.5m. Part (c) of this rule will not be breached. Part (a) N/A site not zoned General Coastal; Part (b) is not believed to apply as the building site for the shed is not visible from a Permitted Permitted. Permitted. Proposal does not meet part (e) of Rule Page 6 Planning Report and Assessment of Environmental Effects Stockman; Job # 9424 Taupo Bay Road

11 Thomson Survey Limited Shed Land Use Proposal January-19 Resource Maps: public road or reserve and (a) where the zoning of the the coastal marine area is building platform is General more than 500m away Coastal any new building(s) (1.7km from coast). not for human habitation Part (c) only applies to provided that the gross floor alterations/additions. area of any new building or Part (d) only applies to a buildings permitted under this residential dwelling. rule, does not exceed 25m2 ; Part (e) is applicable. This and; restricts buildings to 25m 2 in (b) where that building will area. The proposed shed is be visible from a viewing 56m 2 in area. point on a public road, public reserve, coastal marine area or the foreshore that is within 500m of that building, the exterior is coloured within the BS5252 standard colour palette range with a reflectance value of 30% or less or is constructed of natural materials which fall within this range; or (c) any alteration/addition to an existing building where...: (d) where the building site is not in the General Coastal Zone construction of one residential dwelling per site, provided that the building is not visible from a public viewing point on a public road, public reserve, or the foreshore that is within 2km of the site; (e) where the building site is not in the General Coastal Zone any new building, including relocated buildings, with a gross floor area of less than 25m BUILDINGS WITHIN OUTSTANDING LANDSCAPES The following are restricted discretionary activities in an Outstanding Landscape, as shown on the Resource Maps: (a) any new building, including relocated buildings, exceeding a gross floor area Proposed shed is 56m 2 in area. Meets restricted discretionary rule of 25m2 ; or... Page 7 Planning Report and Assessment of Environmental Effects Stockman; Job # 9424 Taupo Bay Road

12 Thomson Survey Limited Shed Land Use Proposal January-19 No other aspects within Chapter 12 of the District Plan considered relevant TRAFFIC, PARKING and ACCESS Table A.1 MAXIMUM DAILY ONE WAY TRAFFIC MOVEMENTS Coastal Living Zone B.1.1 PARKING this analysis only lists sub parts that are relevant to the zone and site Where: (i) an activity establishes on a site, (ii) the nature of an activity changes, (iii) buildings are altered to increase the number of persons provided for on the site; the minimum number of on-site car parking spaces to be provided for the users of the activity, shall be determined by reference to Appendix 3C B.1.4 ACCESSIBLE CARPARKING SPACES B.1.5 CAR PARKING SPACE STANDARDS (a) The required size of offstreet car parking spaces, the manoeuvring space between, and the vehicle circulation routes providing access to them, shall be as set out in Appendix 3D. (b) Stacked parking will be permitted for one of two spaces associated with a specific residential unit. In determining the extent of area required for manoeuvring space, the Council will be guided by the Tracking Curve diagrams as shown in Appendix 3E. (c) All parking, loading, access drives and manoeuvring Residential use is deemed to generate 10 daily one way traffic movements, with one residential unit exempt in any event. Appendix 3C deems a residential dwelling to require two car parking spaces. This is achieved. The proposed shed does not add any requirement. Nil requirement for this level of activity. Part (a) is able to be complied with for a single car (without trailer). When a utility vehicle with boat trailer is using the site, then it will be necessary to use the ROW for manuouevring onto and off the application site. As a dominant tenement of the ROW, the application site is entitled to utilise the ROW for manoeuvring. This is not believed to breach any rule. Permitted Permitted. N/A N/A Permitted. Page 8 Planning Report and Assessment of Environmental Effects Stockman; Job # 9424 Taupo Bay Road

13 Thomson Survey Limited Shed Land Use Proposal January-19 areas shall be formed and provided with an all weather surface, drained, marked out and maintained to the satisfaction of the Council, and shall be kept free and available for the uses intended B.1.6 LOADING SPACES Nil required. N/A Restricted Discretionary and Discretionary rules in Section B.2 and 3 do not apply C.1.1 PRIVATE ACCESSWAY IN ALL ZONES Access is existing, via ROW Permitted. In summary, in terms of Part 2 Zone rules, the proposal breaches the following rule: SETBACK FROM BOUNDARIES. This results in restricted discretionary activity status pursuant to Rule In terms of District Wide rules in Part 3 of the District Plan, the proposal breaches the following rule: BUILDINGS WITHIN OUTSTANDING LANDSCAPES. This results in restricted discretionary activity status pursuant to Tule In summary, the activity is considered to be a restricted discretionary activity, pursuant to Rules and ASSESSMENT OF ENVIRONMENTAL EFFECTS 6.1 Effects associated with breach Setback from Boundary rule In assessing an application resulting from a breach of Rule Setback from Boundaries the matters to which the Council will restrict its discretion are: (a) the extent to which the building(s) reduces outlook and privacy of adjacent properties; (b) the extent to which the buildings restrict visibility for access and egress of vehicles; (c) the ability to mitigate any adverse effects on the surrounding environment, for example by way of planting;... (f) the extent to which the buildings and their use will impact on the public use and enjoyment of adjoining esplanade reserves and strips and adjacent coastal marine areas. The front boundary breach with the ROW does not result in any reduction in outlook or privacy. There is no building site across the ROW, with the land dropping off sharply in that Page 9 Planning Report and Assessment of Environmental Effects Stockman; Job # 9424 Taupo Bay Road

14 Thomson Survey Limited Shed Land Use Proposal January-19 direction. There is an existing consented dwelling already within the setback distance on this boundary. The west boundary breach similarly will not, in my opinion, adversely impact on outlook or privacy in regard to 798C Taupo Bay Road. The existing dwelling is already within the outlook of probable house sites at 798C. Outlook corridors are depicted in the set of drawings/montage provided in Appendix 3. The proposed shed will nestle in beside the existing dwelling, not protruding any further into 798C s outlook. In regard to privacy, it is proposed to retain and maintain the existing landscaping on a portion of the boundary between 798C and the application site (required as a condition of RC ), and additionally to construct /erect fencing along this boundary. The fencing by the landscaping is proposed to be wooden five rail, before moving into standard stock fencing. I believe that the location of the shed, its modest size and height, along with boundary landscaping and fencing, will result in less than minor effects in regard to reduction in outlook and privacy of adjoining properties. The proposed shed will not restrict visibility for access and egress of vehicles using the ROW, or entering/leaving the application site. The existing dwelling was consented in 2012 for breaches of the same rules. Conditions of consent required landscaping. Refer to condition 3 of RC attached in Appendix 8, and associated stamped approved landscaping plan. Some, but not all, of the approved landscaping is in place. Boundary plantings in the southwest corner are established and will prove effective in screening / softening views of the proposed shed from 798C, as well as users of the ROW travelling west to east. The applicant has ascertained that there may be one specimen broadleaf on the other side of the his boundary, within 798C. This, along with the other existing plantings on his side of the boundary, will remain. Landscape planting is already required to be maintained as part of RC and it should not be necessary to include a new condition for the shed consent as this would be repetitious. The proposed shed does not impact on public use and enjoyment of any esplanade area or the coastal marine area (which is more than 1.7km away). In summary, subject to maintenance; the new fencing; the blending and scale of existing and new buildings; and landscaping generally, or as required by RC , I believe the effects of the setback breaches are less than minor. 6.2 Effects associated with Building within an Outstanding Landscape In assessing any application pursuant to Rule of the District Plan, the Council will restrict the exercise of its discretion to the following matters: Page 10 Planning Report and Assessment of Environmental Effects Stockman; Job # 9424 Taupo Bay Road

15 Thomson Survey Limited Shed Land Use Proposal January-19 (i) (ii) (iii) (iv) (v) (vi) (vii) (viii) the location of the building; and the size, bulk and height of the building in relation to ridgelines, areas of indigenous vegetation and habitats of indigenous fauna, existing trees and other natural features; and the degree to which the landscape will retain the qualities that make it outstanding, including naturalness, and visual and amenity values; and the design of the building; and the location and design of associated vehicle access, manoeuvring and parking areas; and the extent to which planting can mitigate visual effects; and the means by which permanent screening of the building from public viewing points on a public road, public reserve, or the foreshore may be achieved, and the cumulative visual effects of all buildings on the site. By way of a preamble to this section of the report, it is noted that the current (and now more than 10 year old) outstanding landscape (OL) notation applying to the property may no longer be justified. Appendix 9 shows the extent of the OL on Far North Maps along with the relevant Resource Map from the Far North District Plan. However, in preparing and finalising the Regional Policy Statement and associated maps a higher order planning document the Regional Council did not include the application site, or any of the surrounding sites, within any area of Outstanding Natural Landscape. Refer to Appendix 10. This is perhaps acknowledging the current land use in the area (modified as opposed to natural), and the distance this area is from the coast. Addressing the matters to which the Council restricts its discretion: (i) the location of the buildings; The proposed shed is nestled behind the existing dwelling when looking at the site from the east (the coast). As such any distant or fleeting glimpses that one might have from the Taupo Bay foreshore (if one knows where to look), will not differentiate the proposed shed from the existing consented dwelling. (ii) the size, bulk, and height of the buildings in relation to ridgelines and natural features; The shed is no higher than the existing consented dwelling. It is only 56m 2 in area and the dwelling (excluding the deck) is only 102m 2 in area. The size and bulk of the proposed shed is not significant. As stated above, the shed is behind the consented house when viewed from the foreshore and will not be distinguishable as a separate building. (iii) the degree to which the landscape will retain the qualities that make it outstanding, including naturalness, and visual and amenity values; Page 11 Planning Report and Assessment of Environmental Effects Stockman; Job # 9424 Taupo Bay Road

16 Thomson Survey Limited Shed Land Use Proposal January-19 The Regional Policy Statement no longer regards the area as having any outstanding natural values. Notwithstanding this, the proposed shed is modest in size and will sit adjacent to, and behind the existing consented dwelling. (iv) the design of the building; The proposed shed will be completed in a similar colour scheme and external appearance to the consented dwelling. The design and shape are similar, with a mono pitched roof proposed to match that of the dwelling. (v) the location and design of associated vehicle access, manoeuvring and parking areas; The vehicle access and manoeuvring areas are behind the dwelling and not visible from the east/coast. (vi) the extent to which planting can mitigate visual effects; The use of landscaping is discussed earlier in this report. (vii) the means by which permanent screen of the building from public viewing points may be achieved; The shed is located behind the dwelling when viewed from the east/coast. (viii) the cumulative visual effects of all the buildings on the site; Both the already consented dwelling and proposed shed are small and low. Even when combined the result is not significant in regard to cumulative size or bulk. The shed nestles in behind the consented dwelling and from most views will not be discernible as a separate building. I do not believe, therefore, that there will be any significant adverse cumulative effects. In summary I believe that the proposed shed will have less than minor adverse effects on landscape values. 6.3 Other Matters Hazardous Installations: The activity does not involve any hazardous installations. Protected Customary Rights: The activity is not within an area subject to the exercise of a protected customary right. Precedent & Cumulative Effects Page 12 Planning Report and Assessment of Environmental Effects Stockman; Job # 9424 Taupo Bay Road

17 Thomson Survey Limited Shed Land Use Proposal January-19 The activity is a restricted discretionary activity, and as such is an activity envisaged, and provided for, by the Operative Far North District Plan. There is no precedent effect. Cumulative effects are addressed in section 6.2. Positive Economic and Social Effects The ability to develop this site for activities associated with residential use has a positive economic and social effect. The site already supports residential use and this proposal does not propose any intensification of the use of the site beyond that for a single residential unit with ancillary buildings. 7.0 STATUTORY ASSESSMENT 7.1 District Plan Objectives and Policies Objectives and policies relevant to this proposal are predominantly those listed in Chapter 8.6 Rural Production Zone, and Chapter 12.1 Outstanding Landscapes and Features. As a restricted discretionary activity under both these chapters, the proposal is considered consistent with the objectives and policies applicable. The proposed shed is associated with a residential use of a Rural Production zoned piece of land and as such is an anticipated use of the land consistent with the zone s objectives and policies. Although currently shown as an outstanding landscape within the District Plan, the more up to date Regional Policy Statement maps do not show the site, nor any adjacent site, as containing any outstanding natural landscape values. Notwithstanding this, the modest size of the proposed shed and its proximity to the existing dwelling result in minimal impact on landscape values and the proposal is considered consistent with relevant objectives and policies in the District Plan. 7.2 Part 2 Matters 5 Purpose (1) The purpose of this Act is to 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 well-being and for their health and safety while (a) (b) (c) sustaining the potential of natural and physical resources (excluding minerals) to meet the reasonably 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 of activities on the environment. The proposal is considered to provide for the sustainable management of natural and physical resources. It provides for an ancillary building associated with residential development and is an anticipated use of the site. Page 13 Planning Report and Assessment of Environmental Effects Stockman; Job # 9424 Taupo Bay Road

18 Thomson Survey Limited Shed Land Use Proposal January-19 6 Matters of national importance In achieving the purpose of this Act, all persons exercising functions and powers under it, in relation to managing the use, development, and protection of natural and physical resources, shall recognise and provide for the following matters of national importance: (a) the preservation of the natural character of the coastal environment (including the coastal marine area), wetlands, and lakes and rivers and their margins, and the protection of them from inappropriate subdivision, use, and development: (b) the protection of outstanding natural features and landscapes from inappropriate subdivision, use, and development: (c) the protection of areas of significant indigenous vegetation and significant habitats of indigenous fauna: (d) the maintenance and enhancement of public access to and along the coastal marine area, lakes, and rivers: (e) the relationship of Maori and their culture and traditions with their ancestral lands, water, sites, waahi tapu, and other taonga: (f) the protection of historic heritage from inappropriate subdivision, use, and development: (g) the protection of protected customary rights: (h) the management of significant risks from natural hazards. Whilst the Far North District Plan shows the site as being within an area of Outstanding Landscape, this is largely superseded by the more recent/current Regional Policy Statement. This removes that notation from the site and the surrounding area. The site is not within the coastal environment. I do not believe that there are any Section 6 matters relevant to the proposal. 7 Other matters In achieving the purpose of this Act, all persons exercising functions and powers under it, in relation to managing the use, development, and protection of natural and physical resources, shall have particular regard to (a) kaitiakitanga: (aa) the ethic of stewardship: (b) the efficient use and development of natural and physical resources: (ba) the efficiency of the end use of energy: (c) the maintenance and enhancement of amenity values: (d) intrinsic values of ecosystems: (e) [Repealed] (f) maintenance and enhancement of the quality of the environment: (g) any finite characteristics of natural and physical resources: (h) the protection of the habitat of trout and salmon: (i) the effects of climate change: (j) the benefits to be derived from the use and development of renewable energy. Page 14 Planning Report and Assessment of Environmental Effects Stockman; Job # 9424 Taupo Bay Road

19 Thomson Survey Limited Shed Land Use Proposal January-19 Regard has been had to any relevant parts of Section 7 of the RMA, Other Matters. Maintenance of amenity values, and quality of the environment have been considered and the proposed development design has had regard to these aspects. 8 Treaty of Waitangi In achieving the purpose of this Act, all persons exercising functions and powers under it, in relation to managing the use, development, and protection of natural and physical resources, shall take into account the principles of the Treaty of Waitangi (Te Tiriti o Waitangi). The principles of the Treaty of Waitangi have been considered and it is believed that this proposal does not offend any of those principles. In summary, it is considered that all matters under s5-8 inclusive have been adequately taken into account. 7.3 National Policy Statements The application site is not within the Coastal Environment or zoned coastal. As such the NZ Coastal Policy Statement (NZCPS) is not considered relevant. There are no other relevant National Policy Statements identified as relevant. 7.4 National Environmental Standards There are no national environmental standards relevant to this proposal. There are no known Hazardous Activities or Industries (either current or historic) and as such the National Environmental Standard for Assessing and Managing Contaminants in Soil to Protect Human Health is not applicable. 7.5 Regional Policy Statement for Northland In preparing this application, the Regional Policy Statement for Northland has been considered. Whilst within an Outstanding Landscape area in the Far North District Plan, the site is devoid of any resources or features notated as outstanding landscape or natural character value within the Regional Policy Statement. Neither does the site display any known heritage or cultural values. The site contains no areas of significant indigenous vegetation or habitat. As such, the only aspects of the Regional Policy Statement for Northland considered relevant are those addressed below. Objective 3.5 Enabling economic wellbeing Northland s natural and physical resources are sustainably managed in a way that is attractive for business and investment that will improve the economic wellbeing of Northland and its communities. I believe the proposed development is a sustainable use of the site and provides for the property owners social and economic wellbeing Regional form Page 15 Planning Report and Assessment of Environmental Effects Stockman; Job # 9424 Taupo Bay Road

20 Thomson Survey Limited Shed Land Use Proposal January-19 Northland has sustainable built environments that effectively integrate infrastructure with subdivision, use and development, and have a sense of place, identity and a range of lifestyle, employment and transport choices. The site supports an existing residential dwelling and the proposed shed is ancillary to this use. It is located close to the dwelling and will be similar design and colour. The existing use is supported by on-site services. 7.6 Regional Water and Soil Plan There are no rules in the current Operative Regional Plans, nor recently notified Proposed Regional Plan that are relevant to the development. 8.0 CONSULTATION No detailed consultation has been carried out prior to lodging the application. The proposed shed is modest in size, is adjacent to the existing dwelling, and has minimal, if any, adverse effects on landscape values. In regard to the adjacent property to the west, where a 4.8m setback is achieved, the applicant has put together a series of montage / concept drawings that help assess potential effects. There are two potential building sites on the higher points of the adjacent property, and the drawings/photos show that these already have the existing house in their view shaft, but can nonetheless achieve and maintain coastal views looking out over Taupo Bay. The addition of a shed, in the proposed location, does not adversely impact on the ability to retain the existing outlook, as the shed does not protrude out into the existing view corridor. In addition, it is proposed to retain landscape planting on the boundary, and to add a 5 rail wooden fence on the boundary. These measures will retain privacy. In regard to the boundary with the ROW (owned by another property), the proposed shed is no closer than the existing dwelling is to the ROW boundary. The application site has existing ROW access and the ability to access and egress their site. This will continue. The application site has ongoing obligations to meet the conditions of the easement instrument, which appear to be standard requirements as per relevant legislation, e.g. responsibilities in terms of maintenance and upgrade; obligation not to impede or block the use of the ROW by others. I believe that effects on adjacent properties can be successfully mitigated such that they are less than minor. Page 16 Planning Report and Assessment of Environmental Effects Stockman; Job # 9424 Taupo Bay Road

21 Thomson Survey Limited Shed Land Use Proposal January CONCLUSION The activity is a restricted discretionary activity with less than minor adverse effects. I do not believe the application requires either limited or full notification. It is therefore requested that the Council grant approval to the proposal on a non notified basis, subject to appropriate conditions. Lynley Newport Date 22/01/2019 Senior Planner Thomson Survey Ltd 10.0 APPENDICES Appendix 1 Appendix 2 Coppermine CAD Services Plans Applicant Plans (conceptual drawings) Appendix 3 Pictorial Impact Assessment Lot 3 Appendix 4 Appendix 5 RT NA120B/682 Location Map Appendix 6 Land Covenant D & DP Appendix 7 Easement Instrument D Appendix 8 Appendix 9 Appendix 10 RC RMALUC Extent of Outstanding Landscape Far North District Plan Extent of Outstanding Natural Landscape Regional Policy Statement Page 17 Planning Report and Assessment of Environmental Effects Stockman; Job # 9424 Taupo Bay Road

22 Thomson Survey Limited Shed Land Use Proposal January-19 Appendix 1 Coppermine CAD Services Plans Site Plan(s); Floor Plans; Elevations and Roof Plan Page 18 Planning Report and Assessment of Environmental Effects Stockman; Job # 9424 Taupo Bay Road

23 Thomson Survey Limited Shed Land Use Proposal January-19 Appendix 2 Applicant Plans Conceptual Drawings Page 19 Planning Report and Assessment of Environmental Effects Stockman; Job # 9424 Taupo Bay Road

24 Thomson Survey Limited Shed Land Use Proposal January-19 Appendix 3 Pictorial Impact Assessment Lot 3 Page 20 Planning Report and Assessment of Environmental Effects Stockman; Job # 9424 Taupo Bay Road

25 Thomson Survey Limited Shed Land Use Proposal January-19 Appendix 4 Record of Title NA120B/682 Page 21 Planning Report and Assessment of Environmental Effects Stockman; Job # 9424 Taupo Bay Road

26 Thomson Survey Limited Shed Land Use Proposal January-19 Appendix 5 Location Map Page 22 Planning Report and Assessment of Environmental Effects Stockman; Job # 9424 Taupo Bay Road

27 Thomson Survey Limited Shed Land Use Proposal January-19 Appendix 6 Land Covenant D & DP Page 23 Planning Report and Assessment of Environmental Effects Stockman; Job # 9424 Taupo Bay Road

28 Thomson Survey Limited Shed Land Use Proposal January-19 Appendix 7 Easement Instrument D Page 24 Planning Report and Assessment of Environmental Effects Stockman; Job # 9424 Taupo Bay Road

29 Thomson Survey Limited Shed Land Use Proposal January-19 Appendix 8 RC RMALUC Page 25 Planning Report and Assessment of Environmental Effects Stockman; Job # 9424 Taupo Bay Road

30 Thomson Survey Limited Shed Land Use Proposal January-19 Appendix 9 Extent of Outstanding Landscape Far North District Plan Page 26 Planning Report and Assessment of Environmental Effects Stockman; Job # 9424 Taupo Bay Road

31 Thomson Survey Limited Shed Land Use Proposal January-19 Appendix 10 Extent of Outstanding Natural Landscape Regional Policy Statement Page 27 Planning Report and Assessment of Environmental Effects Stockman; Job # 9424 Taupo Bay Road

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