Land-Use Consent for Evan and Julie Williams 37 Wagener ... · proposal on the environment. ... BRM...

Planning Assessment

Page | 1 Landuse Consent for E & J Williams 37 Wagener Grove, Pukenui

Land-Use Consent for

Evan and Julie Williams

37 Wagener Grove, Pukenui

Date 31/01/2020

Please find attached:

• an application form for a Land-use Resource Consent to construct a dwelling in the Coastal Living Zone; and

• an Assessment of Environmental Effects indicating the potential and actual effects of the proposal on the environment.

The application has been assessed as a Restricted Discretionary Activity under the Far North Operative District Plan.

Contents:

1. Confirmation of Payment for Resource Consent Application; Cover pages

2. FNDC Application for Subdivision Resource Consent;

3. Northland Planning and Development Cover Letter

4. Form 9 – Application for Resource Consent

5. Report on the Assessment of the Environmental Effects of the proposal; Pages

• Description of Proposed Activity 3

• Site Description 3-6

• Activity Status under the District Plan 7-10

• Assessment Criteria 11-22

• Other Matters 22

• Statutory Assessment 23

• Regional Policy Statement 24

• Assessment of Objectives and Policies 24-26

• Notification Assessment 26-27

• Affected Persons Assessment 27-29

• Part 2 Assessment 29-30

• Conclusion 30-31

6. Certificate of Title Documents attached Consent Notice 6290071.3

Landscape Plan

Site Plan

Building Plans & Elevations

Planning Assessment


Form 9

APPLICATION FOR RESOURCE CONSENT

Pursuant to Section 88, Resource Management Act 1991

TO: Far North District Council

1. We, Evan & Julie Williams apply for a Land Use Resource Consent.

2. The location of the proposed activity is as follows:

37 Wagener Grove, Pukenui

Legal Description: Lot 8 DP323666

4. No additional resource consents are needed for the proposed activity.

5. For the purposes of this application, please see attached:

• in accordance with the Fourth Schedule of the Resource Management Act 1991, an Assessment of Environmental Effects in the detail that corresponds with the scale and significance of the effects that the proposed activity may have on the environment;

• any information required to be included in this application by the District Plan, the Regional plan, the Resource Management Act 1991, or any regulations made under that Act (if any), required to be included in the application by the District or Regional plan(s), or regulations;

• information required by Sections 6-7 of Schedule 4, Sections 6 and 7 (relating to information and matters to be addressed in an assessment of environmental effects report) as detailed in this planning report; and

• Information that is sufficient to adequately define 2 (1):

a. a description of the activity: b. a description of the site at which the activity is to occur: c. the full name and address of each owner or occupier of the site: d. a description of any other activities that are part of the proposal to which the application relates: e. a description of any other resource consents required for the proposal to which the application relates: f. an assessment of the activity against the matters set out in Part 2: g. an assessment of the activity against any relevant provisions of a document referred to in section

104(1)(b). (2) (2) The assessment under subclause (1)(g) must include an assessment of the activity against—

(a) any relevant objectives, policies, or rules in a document; and (b) any relevant requirements, conditions, or permissions in any rules in a document; and (c) any other relevant requirements in a document (for example, in a national environmental

standard or other regulations).

NORTHLAND PLANNING & DEVELOPMENT (2018) LIMITED

ACTION NAME SIGNED

AUTHOR:

ALEX BILLOT Resource Planner

REVIEWED BY:

SHERYL HANSFORD Director Senior Planner Assoc.NZPI

AUTHORISED FOR RELEASE BY:

FELICITY FOY Director Senior Planner MNZPI BRM PGDipPlan

http://legislation.govt.nz/act/public/1991/0069/latest/link.aspx?id=DLM231904#DLM231904



Planning Assessment


Assessment of Environment Effects Report:

1.0 Description of the Proposed Activity:

1.1 The proposal is to construct a 167.5m2 residential dwelling. The subject site is 1.0094 hectares

in area and has a 1/11th share of Lot 13 (Wagener Grove) which equates to a share of 565.81m2

(6224m2/11).

The site is within the Coastal Living zone. A building consent for the dwelling has been issued

under EBC-2020-11539. A Form 4 was issued on 21st November 2019 outlining the need for

resource consent due to the following District Plan rule breaches:

• 10.7.5.1.1 Visual Amenity

• 10.7.5.1.6 Stormwater Management

2.0 Site Description:

2.1 The subject site is located at 37 Wagener Grove, Pukenui. The proposal is for a residential

dwelling on the site. There is an existing shed on site which was established under EBC-

2019/11077/0 & RC2190406. There are two existing buildings near the shed which are less

than 10 square metres in area and are currently used as a sleep out and storage for the

applicants. The subject site was created as part of a recent 11 lot subdivision which was

completed in 2005 under RC2010082. Wagener Grove is owned by all 11 users of the road. It

is considered that the intention of the subdivision was to create larger allotments which can

cater for a residential dwelling as well as enough open space to provide a coastal and rural

character to the sites. The proposed residential dwelling will be the first dwelling on the site.

The subject site is over 1 hectare in area and is of relatively flat topography, as can be seen in

the photo below. There is a shelter belt of pine trees along every boundary of the site, as

shown in the photos below, which provides a significant visual buffer between the subject site

and the road as well as any neighbouring properties. Due to the extensive trees along each of

the boundaries, the subject site is not visible from any adjoining allotments or the surrounding

environment, as will be discussed further in Section 4.1 of this report. The subject site is not

located within the coastal environment, nor is it visible from the Houhora Harbour, which is

over 750 metres from the subject site. The township of Pukenui is located approximately 2

kilometres from the subject site.

The surrounding environment is made up of similar sized lots, with some being developed

with a residential dwelling and others currently vacant. It is considered that the proposed

residential dwelling will not be objectionable or out of character with the surrounding

environment and will fulfill the intention of the subdivision that created the allotment.

Planning Assessment


Aerial view of the subject site and surrounding environment which also shows the distance from subject site to State

Highway 1 and Houhora Harbour.

Photo looking south-west showing the entire site, taken from the access from Wagener Grove (north-eastern

corner). Shed shown is located near the south-eastern corner of the site.

Planning Assessment


View from proposed location of the dwelling, looking north west. Vegetation shown is along western and

northern boundaries. Vents from the existing onsite effluent system is also visible.

Photo taken near proposed dwelling location. View looking north east towards the access point to the

site and Wagener Grove. Vegetation shown is on the northern and eastern boundaries.

Planning Assessment


2.2 Background

The title for the subject site is dated 26 January 2005 and was created under a recent

subdivision proposal RC2010082. The subject site is 1.0094 hectares in area and has a 1/11th

share of Lot 13 (Wagener Grove) which equates to a share of 565.81m2.

Consent Notice 6290071.3 is registered on the Title. The consent notice is attached to this

application. The conditions are in relation to the following summations:

i. Maintain the trees and/or shrubs comprised in the approved landscaping.

ii. Comply on an on-going basis with the duties and obligations imposed by way of the

provisions of the document prepared in compliance with Condition (3)(j) of

RC2010082 dated 9 July 2001.

iii. Lots 1 and 11 are to form access only off Lot 13.

iv. Undertake any maintenance by the stormwater management plan as prepared and

implemented under Condition (3)(b) of RC2010082 dated 9 July 2001.

v. Any subsequent re-subdivision of the allotments will be assessed for its contribution

toward providing an urban solution to the stormwater control within the area of the

original subdivision.

The approved landscaping was established under RC2010082 which is maintained on all

boundaries of the subject site, as will be discussed further in this report.

View looking towards south-western corner boundary showing vegetation along the

southern and western boundaries.

Planning Assessment


Conditions (ii) and (iv) relate to the stormwater management of Lot 13 (Wagener Grove –

private accessway). The stormwater management was implemented as part of the

subdivision works for RC2010082 and is being complied with.

Conditions (iii) and (v) are not applicable.

The applicants comply with the relevant consent notice conditions on an on-going basis.

3.0 Activity Status of the Proposal:

3.1 Operative District Plan

The subject site is located within the Coastal Living Zone. An assessment of the relevant rules of the District Plan is set out in the table below.

Assessment of the permitted COASTAL LIVING ZONE RULES:

PERFORMANCE STANDARDS

Plan Reference

Rule Performance of Proposal

10.7.5.1.1 VISUAL AMENITY Does not comply. The proposal does not comply with the permitted standard as the proposed floor area of the dwelling is 167.5m2 The proposal does not comply with the Controlled Activity Standard Rule 10.7.5.2.2 as there is no approved building envelope on the subject site.

10.7.5.1.2 RESIDENTIAL INTENSITY

Complies The proposal complies with the permitted standard as this will be the first residential unit developed on the subject lot.

10.7.5.1.3 SCALE OF ACTIVITIES

Not applicable. Not applicable as the proposal will result in a residential dwelling.

10.7.5.1.4 BUILDING HEIGHT Complies. The proposal complies with this permitted standard as the proposed structure is less than 8m in height.

10.7.5.1.5 SUNLIGHT Complies. The proposal complies with this permitted standard as the proposed structures do not project beyond a 45-degree recession plane as measured inwards from any point 2m vertically above ground level on any site.

10.7.5.1.6 STORMWATER MANAGEMENT

Does not comply. The maximum proportion or amount of the gross site area which may be covered by buildings and other impermeable surfaces shall be 10% or 600m2 whichever is the lesser. The total amount of impermeable surfaces is outlined below: The total site area equates to: Lot 8 1.0094 hectares Lot 13 (1/11 share) 565.81m2

Total 10,659m2 or 1.065 hectares

Planning Assessment


LOT 8 IMPERMEABLE SURFACE CALCULATIONS

New dwelling, deck, covered entry & patio

199.3m2

Existing shed 128.9m2

Proposed driveway & existing metalled area

230m2

TOTAL IMPERMEABLE SURFACES WITHIN LOT 8

558.2m2 or 5.2% COMPLIES

COMBINED IMPERMEABLE SURFACES OF LOT 8 & LOT 13

Share of Lot 13 impermeable surface

172m2

Lot 8 impermeable surfaces 558.2m2

COMBINED IMPERMEABLE SURFACES OVER LOT 8 & LOT 13

730m2 or 6.8% Does not comply

Please note that the actual impermeable coverage of the shared access (Lot 13) equates to 1890m2 and a 11th share equates to 172m2 which has been used in the calculation above. As is shown in the calculations above the total impermeable surfaces within Lot 8 comply with the permitted activity threshold for stormwater management, as the impermeable surfaces equate to less than 600m2. The proposal does not comply with the permitted activity threshold once the share of impermeable surfaces from Lot 13 (Wagener Grove, shared access way), is taken into account. It is noted however the stormwater management for Lot 13 was implemented as part of the approved subdivision consent RC2010082.

10.7.5.1.7 SETBACK FROM BOUNDARIES

Complies. The proposal complies with the permitted standard as both of the structures are set back in excess of 10m.

10.7.5.1.8 SCREENING FOR NEIGHBOURS

NON-RESIDENTIAL ACTIVITIES

Not applicable. Not applicable as the proposal is for residential activities only.

10.7.5.1.9 TRANSPORTATION Complies. The proposal complies with the permitted standards of this rule as the site will contain one residential dwelling only which does not breach the traffic intensity factor or parking provisions for this zone. The proposal complies with the permitted standard of a maximum of 20 one way daily traffic movements.

10.7.5.1.10 HOURS OF OPERATION NON-

RESIDENTIAL ACTIVITIES

Not applicable. Not applicable as the proposal is for residential activities only.

Planning Assessment


10.7.5.1.11 KEEPING OF ANIMALS

Not applicable. Not applicable as no commercial keeping of animals are proposed.

10.7.5.1.12 NOISE Complies. The proposal complies with the permitted standard.

10.7.5.1.13 HELICOPTER LANDING AREA

Not applicable. Not applicable as no helicopter landing is required.

3.2 The proposal does not comply with the following Permitted Activity standards under the District Plan.

10.7.5.1.1 VISUAL AMENITY

The proposal does not comply with Controlled Activity Status Rule 10.7.5.2.2 as there is no

approved building envelope located on the subject site.

The proposal is able to comply with Restricted Discretionary Activity Status Rule 10.7.5.3.1.


The maximum proportion or amount of the gross site area which may be covered by buildings

and other impermeable surfaces shall be 10% or 600m2 whichever is the lesser.

The amount of impermeable surfaces within the subject site are as follows as well as shown in

the diagram below:

The total site area equates to:

Lot 8 1.0094 hectares

Lot 13 (1/11 share) 565.81m2

Total 10,659m2 or 1.065 hectares

The total area covered by impermeable surfaces:



199.3m2


Propsoed driveway & existing metalled area

230m2





172m2




Planning Assessment


As has been stated above, the total impermeable surfaces within Lot 8 comply with the

permitted activity threshold for stormwater management, as the impermeable surfaces

equate to less than 600m2.

The proposal does not comply with the permitted activity threshold once the share of

impermeable surfaces from Lot 13 (Wagener Grove, shared access way), is taken into account.

The stormwater management for Lot 13 was implemented as part of the approved subdivision

consent RC2010082 and will remain unchanged as part of this proposal.

Hence, the proposal is unable to comply with permitted activity rule 10.7.5.1.6, as the total

amount of impermeable surfaces is 730m2 or 6.8% of the total site area. It is worth noting that

the impermeable surfaces equate to less than 10% of the total site area, however cannot

comply with the minimum amount of 600m2.

The proposal can comply with Restricted Discretionary Activity Status Rule 10.7.5.3.8 as the

impermeable surfaces are less than 1500m2.

3.3 Overall status of the proposal The land-use proposal is assessed as being a Restricted Discretionary Activity in accordance

with Rule 10.7.5.3.

Planning Assessment


4.0 Environmental Effects Assessment

Assessment criteria under the District Plan relating to the proposal.

4.1 10.7.5.3.1 VISUAL AMENITY The following are restricted discretionary activities in the Coastal Living Zone: (a) any new building(s); or (b) any alteration/addition to an existing building that do not meet the permitted activity standards in Rule 10.7.5.1.1 where the new building or building alteration/addition is located partially or entirely outside a building envelope that has been approved under a resource consent. When considering an application under this provision the Council will restrict the exercise of its discretion to matters relating to: (i) the location of the building; The building is located over 30 metres from every boundary. The subject site is accessed via Wagener Grove from State Highway 1. The proposed dwelling will be set back over 390 metres from the State Highway and over 790 metres from Houhora Harbour, as can be seen in the photo below. The nearest dwelling is located over 90 metres away and is visually obscured by the existing vegetation along all of the subject site’s boundaries, as shown in the photos in Section 2 of this report. There is an existing shed on site which has been legally established under EBC-2019-11077/0 & RC2190406. The proposed dwelling will be in close proximity to this shed to allow for ease of use. Due to the subject site being just over 1 hectare in area, there is ample area for open space. The subject site is not located within the coastal environment under the Regional Policy Statement (RPS) maps nor does it have any areas of indigenous flora or fauna. Due to the significant distance from the subject site to the Houhora Harbour as well as the State Highway, and with the existing mature vegetation on site, the subject site is not visible from either the Houhora Harbour or the State Highway. The topography of the site is relatively flat, as can been seen in the photos below and hence minimal earthworks are required to establish the building platform. The proposal complies with the setback and sunlight provisions for the zone as well as being located at least 20m from the drip line of any existing trees, in accordance with Section 12.4.6.1.2 of the District Plan. The proposed dwelling location is considered to be the most suitable location due to the large distance from all boundaries and surrounding properties as well as the close proximity to the existing shed.

Planning Assessment


Diagram showing the distances from the subject site to the State Highway and Houhora Harbour.

Photo taken from near the proposed building location looking north-east towards the access point from Wagener

Grove. Mature vegetation shown is along the northern and eastern boundaries.

Planning Assessment


(ii) the size, bulk, and height of the building in relation to ridgelines and natural features; The site is over 1 hectare in area and is of flat topography with no significant areas of vegetation, apart from the vegetation screening on the boundaries, which is shown in the photo above. The proposed dwelling location will be on a flat portion of the site towards the rear or eastern boundary. The existing vegetation acts as a visual barrier between the proposed dwelling location and neighbouring properties as well as the coastal environment. The use of recessive colours for the dwelling, which will have an LRV of less than 30%, and the existing vegetation will blend the proposed dwelling into the background, providing further mitigation of any visual effects. The site does not contain any outstanding natural features. The proposed dwelling is small in scale and modest in design. It is therefore considered that the proposal is not visually obtrusive and is considered consistent with other developments in the area.

(iii) the colour and reflectivity of the building; The applicant is aware that the colour scheme is to be within the BS 5252 colour range, with a LVR of 30% or less and it is the intention of the applicant to provide this natural recessive colour scheme to council. It is anticipated the following condition of consent will be imposed:

Photo taken looking north-west from the proposed building location. Existing legally established septic

system can be seen as well as the mature vegetation along the northern and western boundaries.

Planning Assessment


‘The dwelling is to be finished according to the approved colour scheme within the BS 5252 Colour Range with a LRV of 30% or less. The building is to be finished in accordance with the approved schedule within six months of completion of the exterior of the building and maintained for the duration of the consent.’ (iv) the extent to which planting can mitigate visual effects; As has previously been stated, there is extensive vegetation along all of the subject site’s boundaries. This vegetation is shown in the Landscape Plan attached with this report (and shown below for clarity). The existing vegetation along all of the boundaries acts as an extensive visual buffer, mitigating any visual effects on the surrounding environment. The topography of the site is flat, which aids in obscuring the proposed development. The remainder of the subject site will eventually be used to plant some fruit trees, vegetable gardens and open space for the use of the applicants, as is shown in the screenshot of the landscape plan below, which is also attached with this report. The extensive existing, mature vegetation combined with the large distance from the proposed subject site to the coastal environment, State Highway and surrounding allotments, creates a significant visual buffer, mitigating any visual effects. As is clearly evident from the photos, the proposed dwelling location will not be visible from the surrounding environment. The proposed dwelling is also considered to be small in scale and will utilise a natural recessive colour scheme which will aid in obscuring the shed as seen from the surrounding environment. It is considered that additional landscaping is not required as the existing vegetation and introduction of a natural recessive colour scheme for the dwelling will create a visual barrier from the surrounding environment and therefore any visual effects from the proposal will be less than minor.

Planning Assessment


(v) any earthworks and/or vegetation clearance associated with the building; Minimal earthworks are required to form the building platform, as the site is flat and any required earthworks will be minimal. (vi) the location and design of associated vehicle access, manoeuvring and parking areas; The access is from Wagener Grove. The access, manoeuvring and parking areas are shown on the building plans attached with this application as well as the impermeable surface diagram in Section 3.2 of this report. The existing shed/garage will be used for parking for the residents of the dwelling and an internal driveway will be constructed of metal. There is ample area for parking and manoeuvring within the site, as can be seen in the photos included in this report.

Planning Assessment


(vii) the extent to which the building and any associated overhead utility lines will be visually obtrusive; The site does not contain any associated overhead utility lines. (viii) the cumulative visual effects of all the buildings on the site; The proposal will result in one residential dwelling in addition to the existing shed/garage on site. The subject site was part of a subdivision, where the intent was to provide allotments which could cater for a residential dwelling near to the coastal and rural environment. The dwelling is to be set back over 30 metres from every boundary as well as being over 790 metres from the coastal environment. There is existing vegetation between the proposed dwelling and the neighbouring properties, coastal environment and the State Highway which act as a visual buffer. There is also extensive open space within the subject site to further allow visual and noise mitigation from neighbouring properties. The proposed dwelling is modest in design and size with the dwelling being only 167.5m2. The proposed dwelling will not be able to be seen from the coastal environment nor the surrounding environment due to the extensive vegetation along all of the boundaries. It is considered that the combination of recessive colours and the existing vegetation, the proposed dwelling will not create any cumulative visual effects.

(ix) the degree to which the landscape will retain the qualities that give it its naturalness, visual and amenity values; All of the adjoining lots are of a similar size, some have been developed with residential dwellings and others are vacant lots. The sites have retained the natural vegetation on all boundaries. The subject site is over one hectare in area and will contain one residential dwelling with a floor area of 167.5m2 and an existing legally established shed/garage. It is considered the design and location of the dwelling has been carried out in a manner which avoids visual dominance on landscapes, adjacent sites and the surrounding environment. The dwelling will also be finished in a natural recessive colour scheme. The existing trees along the boundaries mitigate any visual effects on the neighbouring properties, the State Highway and the coastal environment. It is considered that the proposal retains the naturalness of the site and any visual effects are mitigated by the retention of the existing vegetation and the use of a natural, recessive colour scheme on the proposed dwelling.

(x) the extent to which private open space can be provided for future uses; As stated above the site is over 1 hectare in area and can provide extensive open space for future uses.

(xi) the extent to which the siting, setback and design of building(s) avoid visual dominance on landscapes, adjacent sites and the surrounding environment;

Planning Assessment


As stated above, the proposed dwelling is setback at least 30 metres from all boundaries as is shown in the building plans from A1 Homes and in the screenshot below. The nearest neighbouring dwelling is over 90 metres away. In addition to this the boundaries between the neighbouring properties contain existing vegetation. These trees act as an extensive visual barrier from all neighbouring properties. The subject site is also located over 390 metres from the State Highway and 790 metres from the Houhora Harbour. The existing vegetation combined with the distance from the proposed dwelling to the surrounding environment acts as a visual buffer from neighbouring properties, the State Highway and the Coastal Marine Area. It is therefore considered that the proposal will have less than minor effects on the surrounding environment.

(xii) the extent to which non-compliance affects the privacy, outlook and enjoyment of private open spaces on adjacent sites. It is considered that this proposal will not affect the privacy, outlook or enjoyment of private open space for any of the adjacent sites, due to the existing vegetation within the subject site and neighbouring allotments as well as the distance between the proposed dwelling location and the surrounding environment. As previously stated, the proposal is of modest design and is small in scale and is located a significant distance from the dividing boundaries with adjoining allotments. It is considered that the enjoyment of private open spaces on adjacent sites will be no more than minor.

Planning Assessment


4.2 10.7.5.3.8 STORMWATER MANAGEMENT

The maximum proportion or amount of the gross site area covered by buildings and other impermeable surfaces shall be 15% or 1,500m², whichever is the lesser. In assessing an application under this provision the Council will restrict the exercise of its discretion to:


(a) the extent to which building site coverage and Impermeable Surfaces contribute to total catchment impermeability and the provisions of any catchment or drainage plan for that catchment;

The amount of impermeable surfaces within the subject site are as follows: The total site area equates to: Lot 8 1.0094 hectares Lot 13 (1/11 share) 565.81m2

Total 10,659m2 or 1.065 hectares The total area covered by impermeable surfaces:

As has been stated above, the total impermeable surfaces within Lot 8 comply with the permitted standards for stormwater management, as the impermeable surfaces equate to less than 600m2. The proposal does not comply with the permitted standards once the share of impermeable surfaces from Lot 13 (Wagener Grove, shared access way), is taken into account. The stormwater management for Lot 13 was implemented as part of the approved subdivision consent RC2010082, hence stormwater for Lot 13 has been adequately dealt with. It is worth noting that the combined impermeable surfaces equate to less than 10% of the total site area, however cannot comply with the minimum amount of 600m2.



199.3m2


Driveway & existing metalled area 230m2





172m2




Planning Assessment


As mentioned, the total impermeable surfaces within the subject site are within the permitted standards and hence it is considered that the proposal will have a less than minor effect on the existing drainage patterns. There are two existing water tanks on site which are used to collect water. The site also contains existing drains and overland flow paths that can adequately deal with stormwater. There are existing natural water course drains along each of the site boundaries which collect and direct stormwater. These drains were part of the stormwater management approved under RC2010082. The proposed internal driveway and vehicle manuovering areas will have shallow grass swale drains alongside the edge of the impermeable surface which will collect and direct stormwater to the existing drains. Below is a photo showing the existing swale drain which directs the stormwater overflow from the tanks to the drains created as part of the stormwater management for RC2010082. The natural water course drain is located within the vegetation.

(b) the extent to which Low Impact Design principles have been used to reduce site impermeability;

The existing water tanks will provide retention of a large amount of stormwater. Any overflow and stormwater from the internal driveway will be directed towards the drains along the eastern and northern boundaries, to be carried through the existing natural watercourse. The water tanks and existing drains as well as shallow grass swales are considered to be of a low impact design.

(c) any cumulative effects on total catchment impermeability;

As mentioned, the total impermeable surfaces within the subject site are within the permitted standards and hence it is considered that the proposal will have a less than minor effect on the existing drainage patterns.

Planning Assessment


The existing shed and portion of Lot 13 have been in existence for some time and stormwater has been adequately dealt with without having adverse effects on total catchment impermeability. The additional impermeable surfaces which are a part of this proposal, are not considered out of the ordinary in the coastal living zone and as has been mentioned, are within the permitted activity threshold for impermeable surfaces. There are two existing 30,000L water tanks on site which is considered of ample volume to collect and store the stormwater from the existing shed and the proposed dwelling, with overflow being directed and dispersed to the natural water course. The total impermeable surface area which will be directed to the water tanks will be 328.2m2 (proposed dwelling and existing shed). As mentioned, the surface water from the proposed driveway will be directed to adjoining shallow grass swale drains, which will then be directed to the natural water course. It is therefore considered that with the mitigation methods outlined, any cumulative effects will be less than minor.

(d) the extent to which building site coverage and Impermeable Surfaces will alter the natural contour or drainage patterns of the site or disturb the ground and alter its ability to absorb water;

As has been stated previously, the impermeable surfaces within Lot 8 are within the permitted standards and the drainage patterns of the impermeable surfaces within Lot 13 will remain unchanged.

The proposal will retain the natural contours over the majority of the site. As stated above, the existing stormwater runoff from the shed is directed from the roof to the existing tanks and any overflow is directed and dispersed to the natural water course drains. The proposed dwelling will utilise the existing water tanks and follow the same course. The stormwater runoff from the proposed driveway and manoeuvring areas will be directed to shallow grass swale drains alongside the proposed driveway which will then be directed towards the natural water course drains which are alongside all of the site boundaries. The topography of the site is flat and there will be minimal earthworks required. The proposal will not have any adverse effects on the natural contour or drainage patterns or alter the ability to absorb water as the existing swale drains and natural water courses will remain unchanged and the stormwater overflow will continue to be directed to the existing drainage patterns.

(e) the physical qualities of the soil type;

The soils have been classified in the approved TP58 report as predominantly Tangatiki sand and Houhora sand which is considered to be moderately to well drained. The physical qualities of the soil type will remain unchanged as a result of this proposal as what is currently in existence will remain unchanged.

Planning Assessment


(f) any adverse effects on the life supporting capacity of soils;

It is considered that there will be no effect on the life supporting capacity of soils.

(g) the availability of land for the disposal of effluent and stormwater on the site without adverse effects on the water quantity and water quality of water bodies (including groundwater and aquifers) or on adjacent sites;

There is an existing onsite effluent system which has been legally established under EBC-2019-11701/0. The approved TP58 concluded that ‘overland flow paths are clearly defined and well removed from any areas which could be construed as being of hazardous nature’ and ‘there are sufficient falls to ensure that there will be no surface water retention which could affect or compromise the effluent disposal system.’ There is also existing provision for stormwater by way of two 30,000L water tanks and existing swale drains and natural water course drains. Rain water will be collected from the roof of the proposed dwelling and directed to the existing water tanks and any overflow will be directed to the existing swale drain that leads to the natural water course drain alongside the boundary which was created as part of the stormwater management plan provided with RC2010082. The stormwater runoff from the proposed driveway will be directed to shallow grass swale drains that will then be directed and dispersed to the natural water course drains. The land is over 1 hectare in area and is considered to have ample availability for stormwater on site. The site is not located near any water bodies and it is considered that the runoff will not be directed towards adjacent sites.

(h) the extent to which paved, Impermeable Surfaces are necessary for the proposed activity;

The existing impermeable surfaces are established and have been in existence for some time and it is considered that these impermeable surfaces are necessary and associated with normal coastal/rural living. The impermeable surfaces within Lot 8 are within the permitted amount under the District Plan and hence are considered to not be extensive within the surrounding environment. The impermeable surfaces are predominantly made up of the access to the site via Lot 13 and the internal driveway, which will be metalled. The proposal is for a residential dwelling which is modest in design and small in scale. It is considered that the allotment was created with the intention of a residential dwelling being constructed on the site. It is considered that the proposal is not objectionable nor extensive within the immediate environment.

(i) the extent to which landscaping and vegetation may reduce adverse effects of run-off;

There is already extensive mature vegetation within the subject site and therefore no additional landscaping is proposed. Due to the existing vegetation, it is considered the effects in regard to reduced runoff are no more than minor. The existing vegetation provides ground stability and reduces run off along all of the boundary drains which were created as part of the stormwater management for RC2010082. Hence it is considered that there is sufficient vegetation already in existence to mitigate any adverse effects from run-off.

Planning Assessment


(j) any recognised standards promulgated by industry groups;

Not applicable.

(k) the means and effectiveness of mitigating stormwater runoff to that expected by permitted activity threshold;

As previously stated, the impermeable surfaces within Lot 8 are within the permitted activity threshold. The proposal breaches the permitted activity threshold once the impermeable surfaces of Lot 13 (Wagener Grove) are taken into consideration. Lot 13 was constructed under the approved subdivision decision RC2010082 hence stormwater was adequately dealt with during this process. Retention within Lot 8 will be achieved by way of two 30,000L water tanks, natural overland flowpaths, water course drains and grass swale drains. It is considered that these measures will adequately and effectively mitigate any potential adverse effects.

(l) the extent to which the proposal has considered and provided for climate change.

The bulk of the impermeable surfaces are already existing as well as the impermeable surfaces within Lot 8 being able to comply with the permitted activity threshold. The proposal is not considered to alter the impermeable surfaces by a significant amount and as stated earlier, the structures which make up the impermeable surfaces on the subject site are not considered out of the ordinary in the coastal living zone. The attenuation methods explained in this report are considered a feasible method for the proposed development. Open drains, grass swale drains and storage in water tanks will be used to service these features including an allowance for climate change.

4.3 Other Matters

Natural Hazards and Open Space

There are no other known natural hazards identified on this site.

Cumulative Effects

Over time cumulative effects can arise. These effects can be created through incremental

changes that are created by activities. Overall, it is considered that potential cumulative

effects of the development are less than minor.

Physical works

The proposal requires minimal earthworks to be undertaken to establish the building

foundations. The development will result in minimal physical works on the property.

Effects on the neighbourhood and the wider community (social, economic or cultural effects)

The proposal will result in a residential dwelling being constructed on the site. The proposed

dwelling is considered to be consistent with the character of the locality. The subject site does

not contain any known sites of cultural significance.

Overall, it is considered that the proposal will result in positive effects on the wider

community. The proposal will not result in any adverse social, economic or cultural effects.

Planning Assessment


Visual Effects and Character of the Area

The subject site is located within a locality that is predominantly used for residential activities

on larger allotments. The site is not located within an outstanding landscape and does not

contain any outstanding landscape features. The proposed residential dwelling is considered

to be consistent with the character of the buildings within the locality. The proposal is

considered to have less than minor effects on the character of the locality.

Effects on Ecosystems, including effects on plants or animals and any physical disturbance of

habitats in the vicinity.

The application is not considered to affect any such ecosystems.

Any effect on Natural and Physical Resources having aesthetic, recreational, scientific,

historical, spiritual, or cultural value, or other special value, for present and future

generations.

No effects on these values are considered to be generated by the proposal.

Any Discharge of Contaminants into the Environment; including any unreasonable emission of

noise, and options for the treatment and disposal of contaminants.

No discharge of contaminants is proposed.

Any risk to the Neighbourhood, the Wider Community, or the environment through natural

hazards or the use of any hazardous substances or hazardous installations.

There are no known hazards or hazardous substances that will arise as a result of this proposal.

4.4 Conclusion of the Assessment of Effects

Overall, based on the above assessment, it is considered that the proposal will result in no more than minor actual or potential environmental effects.

5 Statutory Assessment

5.1 Section 104(1)(a) of the Act Section 104(1)(a) requires that when considering an application for a resource consent, the

consent authority must, subject to Part 2, have regard to ‘any actual and potential effects on

the environment of allowing the activity’.

As assessed in Section 4 above, the proposal will have actual and potential effects that are

acceptable. The proposal is small in scale and would not be out of place in this locality. It is

considered the proposal is able to maintain the visual amenity of the site and surrounding

environment.

5.2 Section 104(1)(ab) of the Act Section 104(1)(ab) requires that the consent authority consider ‘any measure proposed or

agreed to by the applicant for the purposes of ensuring positive effects on the environment

to offset or compensate for any adverse effects on the environment that will or may result

from allowing the activity’. It is considered the proposal is not of a scale or nature that would

require specific offsetting or environmental compensation measures to ensure positive effects

Planning Assessment


on the environment. As noted above, the proposed development itself will generate positive

effects that are consistent with the intent of the Coastal Living Zone.

5.3 Section 104(1)(b) of the Act Section 104(1)(b) requires that when considering an application for a resource consent, the

consent authority must, subject to Part 2, have regard to:

Any relevant provisions of –

i. A national environmental standard;

ii. Other regulations;

iii. A national policy statement;

iv. A New Zealand coastal policy statement;

v. A regional policy statement or proposed regional policy statement;

vi. A plan or proposed plan

An assessment of the relevant statutory documents that corresponds with the scale and

significance of the effects that activity may have on the environment has been provided below.

5.3.1 Regional Policy Statement The role of The Regional Policy Statement is to promote sustainable management of

Northland’s natural and physical resources by providing an overview of the regions resource

management issues and setting out policies and methods to achieve integrated management

of Northlands natural and physical resources. It is considered the proposal is compatible with

the intent of the RPS.

5.3.2 Far North District Plan

Relevant objectives and policies

The relevant objectives and policies of the Plan are those related to the Coastal Environment

and the Coastal Living Zone. The proposal is considered to create no more than minor adverse

effects on the coastal environment. The proposal is considered to be consistent with the coastal

character of the surrounding area and is considered to have negligible effects on the coastal

amenity value of the area. It is also considered that the size and scale of the dwelling is not

visually obtrusive. In addition to this the building will be finished in natural and recessive

colours. The proposal is considered to be consistent with the objectives and policies of the Plan.

5.3.2.1 Assessment of the objectives and policies within the Coastal Living Zone

Objectives

10.7.3.1 To provide for the well being of people by enabling low density residential

development to locate in coastal areas where any adverse effects on the environment of such

development are able to be avoided, remedied or mitigated.

The subject site is over one hectare in area. The proposal is for a 167.5m2 residential dwelling

in addition to the existing shed garage which is on site. It is considered that the design is small

Planning Assessment


in scale and of modest design which is not objectionable to the existing development in the

locality. There is adequate area on the site which can be utilised as open space. The proposal is

considered to be of low density and to not create any adverse visual effects.

It is considered that there are no adverse effects as a result of the proposal.

10.7.3.2 To preserve the overall natural character of the coastal environment by providing for

an appropriate level of subdivision and development in this zone.

The subdivision has been recently completed and it is considered that the subject site was

created with the intention of a residential dwelling being located on the site.

The proposal is small in scale and is not considered objectionable to the surrounding

development. It is considered that the proposal will not have any adverse effects on the natural

character of the coastal environment.

Policies

10.7.4.1 That the adverse effects of subdivision, use, and development on the coastal

environment are avoided, remedied or mitigated.

Due to the small scale of the proposal and the location of the proposal in regard to the site

boundaries, it is considered that any visual effects will be less than minor.

A building consent for the proposed dwelling has been granted. The subject site is located over

790 metres from the Houhora Harbour and it is therefore considered that the development will

have less than minor effects on the coastal environment.

10.7.4.2 That standards be set to ensure that subdivision, use or development provides

adequate infrastructure and services and maintains and enhances amenity values and the

quality of the environment.

The subject site does not benefit from Council’s reticulated services and an on-site system and

methods will be required. The onsite effluent system has been legally established under EBC-

2019-11701/0, as shown on the building plans from A1 Homes.

It is considered that the proposal will maintain and enhance the amenity values and quality of

the environment.

10.7.4.3 Subdivision, use and development shall preserve and where possible enhance, restore

and rehabilitate the character of the zone in regards to s6 matters, and shall avoid adverse

effects as far as practicable by using techniques including:

(b) minimising the visual impact of buildings, development, and associated

vegetation clearance and earthworks, particularly as seen from public land and the

coastal marine area;

The design of the dwelling is modest and small in scale and with the use of a natural,

recessive colour scheme, will not create any adverse visual effects or be objectionable

Planning Assessment


in the locality. The existing vegetation located on the boundaries of the site will also

further mitigate any visual effects as well as the flat topography of the site and

significant distance from neighbouring properties, the coastal environment and the

State Highway.

It is therefore considered that the proposal enhances and restores the character of

the zone and any visual effects are mitigated through the existing vegetation and the

natural recessive colour scheme.

5.3 Section 104(1)(b) Summary

The above assessment demonstrates that the proposal will be consistent with the relevant

objectives and policies and assessment criteria of the relevant statutory documents.

5.4 Section 104(1)(c) of the Act Section 104(1)(c) also states that consideration must be given to ‘any other matters that the

consent authority considers relevant and reasonably necessary to determine the application’.

There are no other matters relevant to this application.

6.0 Notification Assessment – Sections 95A to 95G of the Act

6.1 Public Notification Assessment Section 95A requires a council to follow specific steps to determine whether to publicly notify

an application. The following is an assessment of the application against these steps:

6.1.1 Step 1 Mandatory public notification in certain circumstances An application must be publicly notified if, under section 95A(3), it meets any of the following

criteria:

(a) the applicant has requested that the application be publicly notified:

(b) public notification is required under section 95C:

(c) the application is made jointly with an application to exchange recreation reserve land under

section 15AA of the Reserves Act 1977.

It is not requested the application be publicly notified and the application is not made jointly

with an application to exchange reserve land. Therefore step 1 does not apply and Step 2 must

be considered.

6.1.2 Step 2: Public Notification precluded in certain circumstances An application must not be publicly notified if, under section 95A(5):

(a) the application is for a resource consent for 1 or more activities, and each activity is subject

to a rule or national environmental standard that precludes public notification:

(b) the application is for a resource consent for 1 or more of the following, but no other, activities:

(i) a controlled activity:

http://www.legislation.govt.nz/act/public/1991/0069/latest/link.aspx?search=sw_096be8ed817cc027_95A_25_se&p=1&id=DLM2416411#DLM2416411


Planning Assessment


(ii) a restricted discretionary or discretionary activity, but only if the activity is a subdivision of land

or a residential activity:

(iii) a restricted discretionary, discretionary, or non-complying activity, but only if the activity is a

boundary activity:

(iv) a prescribed activity (see section 360H(1)(a)(i)).

Public Notification is precluded because the application is solely for a restricted discretionary

activity. However, an assessment against step 4 is still required.

6.1.3 Step 4; Public notification in special circumstances Section 95A(9) states that a council must publicly notify an application for resource consent if it

considers that ‘special circumstances’ exist, notwithstanding that Steps 1 – 3 above do not

require or preclude public notification. Special circumstances are not defined in the Act.

There are no special circumstances that exist to justify public notification of the application

because the proposal is for a restricted discretionary activity and the proposal is not considered

to be controversial or of significant public interest, particularly given that it is private land and

the site will be developed to contain a residential dwelling which is considered as neither

exceptional or unusual.

6.1.4 Public Notification Summary From the assessment above it is considered that the application does not need to be publicly

notified, but assessment of limited notification is required.

6.2 Limited Notification Assessment If the application is not publicly notified, a consent authority must follow the steps of section

95B to determine whether to give limited notification of an application.

6.2.1 Step 1: Certain affected groups and affected persons must be notified The application must be limited notified to the relevant persons if the following are determined,

as specified by section 95B(2) and (3):

(2) (a) affected protected customary rights groups; or

(b) affected customary marine title groups (in the case of an application for a resource consent

for an accommodated activity).

(3) (a) whether the proposed activity is on or adjacent to, or may affect, land that is the subject

of a statutory acknowledgement made in accordance with an Act specified in Schedule 11; and

(b) whether the person to whom the statutory acknowledgement is made is an affected person

under section 95E.

There are no protected customary rights groups or customary marine title groups or statutory

acknowledgement areas that are relevant to this application. Therefore Step 1 does not apply

and Step 2 must be considered.

6.2.2 Step 2: Limited notification precluded in certain circumstances In the following circumstances an application must not be limited notified to any persons, as

specified by section 95B(6):


http://www.legislation.govt.nz/act/public/1991/0069/latest/link.aspx?search=sw_096be8ed817cc027_95B_25_se&p=1&id=DLM242504#DLM242504


Planning Assessment


6(a) the application is for a resource consent for 1 or more activities, and each activity is subject

to a rule or national environmental standard that precludes limited notification:

(b) the application is for a resource consent for either or both of the following, but no other,

activities:

(i) a controlled activity that requires consent under a district plan (other than a subdivision of

land):

(ii) a prescribed activity (see section 360H(1)(a)(ii)).

There is no rule in the plan or national environmental standard that precludes notification. The

application is not for a controlled activity. Therefore Step 3 must be considered.

6.2.3 Step 3: Certain other affected persons must be notified

Other affected persons must be notified in the following circumstances specified by section 95B(7) and (8): (7) Determine whether, in accordance with section 95E, the following persons are affected persons: (a) in the case of a boundary activity, an owner of an allotment with an infringed boundary; and (b) in the case of any activity prescribed under section 360H(1)(b), a prescribed person in respect of the proposed activity. (8) In the case of any other activity, determine whether a person is an affected person in accordance with section 95E. The proposal is not for a boundary activity nor is it a prescribed activity. In deciding who is an affected person under section 95E, a council under section 95E(2): (2) The consent authority, in assessing an activity’s adverse effects on a person for the purpose of this section,— (a) may disregard an adverse effect of the activity on the person if a rule or a national environmental standard permits an activity with that effect; and (b) must, if the activity is a controlled activity or a restricted discretionary activity, disregard an adverse effect of the activity on the person if the effect does not relate to a matter for which a rule or a national environmental standard reserves control or restricts discretion; and (c) must have regard to every relevant statutory acknowledgement made in accordance with an Act specified in Schedule 11. A council must not consider that a person is affected if they have given their written approval or it is unreasonable in the circumstances to seek that person’s approval. With respect to section 95B(8) and section 95E, the proposal is considered to have less than

minor effects on all other owners and occupiers of adjacent properties. This application

proposes a residential dwelling within an area which is predominantly a residential activity.

Therefore, the activity of the area is considered to remain unchanged. The proposed dwelling

is also located at least 30 metres from every boundary. It is considered that the noise effects

from the proposed dwelling will have less than minor effects on the surrounding environment.


Planning Assessment


Therefore, no persons will be affected to a minor or more than minor degree.

Overall, the adverse effects on any persons are considered to be less than minor. Therefore

Step 3 does not apply and Step 4 must be considered.

6.2.4 Step 4: Further notification in special circumstances

(10) whether special circumstances exist in relation to the application that warrant notification of

the application to any other persons not already determined to be eligible for limited notification

under this section (excluding persons assessed under section 95E as not being affected

persons),

The proposal is to construct a dwelling on the site. It is considered that no special circumstances

exist in relation to the application.

6.2.5 Limited Notification Assessment Summary Overall, from the assessment undertaken Steps 1 to 4 do not apply and there are no affected

persons.

6.3 Notification Assessment Conclusion Pursuant to sections 95A to 95G it is recommended that the Council determine the application

be non-notified for the following reasons:

• In accordance with section 95A Step 1, mandatory public notification is not required;

• In accordance with section 95A Step 2, public notification is precluded because the proposal

is for a restricted discretionary activity under the district plan and Step 3 does not apply;

• In accordance with section 95A Step 4, there are no special circumstances to warrant public

notification.

• In accordance with section 95B Step 1, there are no groups to whom the application must be

limited notified;

• In accordance with section 95B Step 2, limited notification is not precluded because the

proposal is for a restricted discretionary activity under the District Plan;

• In accordance with Section 95B Step 3, there are no persons who will be affected to a minor

or more than minor degree;

• In accordance with section 95B Step 4, there are no special circumstances to warrant limited

notification.

7 Part 2 Assessment The application must be considered in relation to the purpose and principles of the Resource

Management Act 1991 which are contained in Section 5 to 8 of the Act inclusive.

The proposal will meet Section 5 of the RMA as the proposal will sustain the potential of natural

and physical resource whilst meeting the foreseeable needs of future generations as the site is

being used for its intended use. In addition, the proposal will avoid adverse effects on the

environment and will maintain the coastal character of the site and surrounding environment.

Section 6 of the Act sets out a number of matters of national importance. None of those matters

of national importance are considered relevant to this application as:


Planning Assessment


• The proposal is not located within an identified outstanding natural feature or landscape.

• There are no known archaeological sites within the subject site as per the Archaeological

Report completed in RC2010082 and the correspondence with Heritage NZ for RC2190406.

• The subject site is not located within the coastal environment as identified in the Regional

Policy Statement

Section 7 identifies a number of “other matters” to be given particular regard by a Council in

the consideration of any assessment for resource consent, including the maintenance and

enhancement of amenity values. The proposal maintains amenity values in the area as the

proposal is in keeping with the existing character of the surrounding environment.

Section 8 requires Council to take into account the principals of the Treaty of Waitangi. It is considered that the proposal raises no Treaty issues. The subject site is not located within an area of significance to Maori. The proposal has taken into account the principals of the Treaty of Waitangi, and is not considered to be contrary to these principals.

Overall, the application is considered to be consistent with the relevant provisions of Part 2 of

the Act, as expressed through the objectives, policies and rules reviewed in earlier sections of

this application. Given that consistency, we conclude that the proposal achieves the purposes

of sustainable management set out by section 5 of the Act.

8 Conclusion The proposed dwelling is suitable in the context of the site and surrounding environment. The development will result in no more than minor adverse effects on the coastal environment, and the coastal landscape, and less than minor effects on any person or party. The proposal is able to comply with the permitted activity threshold for stormwater management within the subject lot itself, however the proposal does breach the permitted threshold once the established Lot 13 (Wagener Grove) is taken into consideration. The stormwater management for Lot 13 was implemented as part of the approved subdivision RC2010082 and hence will remain unchanged as part of this proposal. The subject site is able to contain onsite wastewater systems as well as contain stormwater management within the site without having adverse effects on the surrounding environment.

The subject site is not located within an Outstanding Landscape nor does it contain significant natural features. The design of the dwelling is modest in scale and is considered to complement the natural character of the area. A natural recessive colour scheme will be used in the finishing of the dwelling and with the combination of the extensive existing vegetation, any visual effects will be mitigated.

No significant adverse effects are anticipated to arise from the activity included in the application and no consideration of alternatives has been undertaken. All effects of the activity are being managed within the property boundaries. Overall, it is considered that the proposal will result in no more than minor effects on the environment. The relevant provisions within Part 2 of the Act have been addressed as part of this application. The overall conclusion from the assessment of the statutory considerations is that the proposal is considered to be consistent with the sustainable management purpose of the Resource Management Act 1991.

Planning Assessment


As a Restricted Discretionary Activity, the application has been assessed under the matters specified under Section 104 and 104C of the Resource Management Act 1991. It is considered that the proposal results in no more than minor effects on the environment. It is considered appropriate for consent to be granted on a non-notified basis.

RECORD OF TITLEUNDER LAND TRANSFER ACT 2017

FREEHOLD

Registered OwnersEvan John Llewellyn Williams and Irene Julie Williams

Estate Fee Simple

Area 1.0094 hectares more or less

Legal Description Lot 8 Deposited Plan 323666

Registered OwnersEvan John Llewellyn Williams and Irene Julie Williams

Estate Fee Simple - 1/11 share

Area 6224 square metres more or less

Legal Description Lot 13 Deposited Plan 323666

Date Issued

Prior ReferencesNA1536/18

Identifier 95370Land Registration District North Auckland

26 January 2005

Search Copy

Interests

D574558.1 Gazette Notice declaring part State Highway No.1F Far North District commencing on the eastern sideof the highway at the intersection with Hendersons Bay Road and on the western side of the highway at thenorthern boundary and proceeding in the southerly direction to the intersection with State Highway No.10 to bea limited access road - 25.1.2001 at 12.09 pm

6290071.3 Consent Notice pursuant to Section 221 Resource Management Act 1991 - 26.1.2005 at 9:00 am

Subject to Section 241(2) Resource Management Act 1991 (affects DP 323666)

Subject to a right (in gross) to a telecommunications easement over part marked A on DP 323666 in favour ofTelecom New Zealand Limited created by Easement Instrument 6290071.5 - 26.1.2005 at 9:00 am

The easements created by Easement Instrument 6290071.5 are subject to Section 243 (a) Resource ManagementAct 1991

Subject to a right (in gross) to transmit electricity easement over part marked A on DP 323666 in favour of TopEnergy Limited created by Easement Instrument 6290071.6 - 26.1.2005 at 9:00 am

The easements created by Easement Instrument 6290071.6 are subject to Section 243 (a) Resource ManagementAct 1991

Land Covenant in Easement Instrument 6290071.7 - 26.1.2005 at 9:00 am

11016062.2 Notice pursuant to Section 91 Transit New Zealand Act 1989 - 26.1.2018 at 3:17 pm

Transaction Id

Client Reference lveale001

Search Copy Dated 1/11/19 10:49 am, Page 1 of 2

Register Only

Identifier 95370

Transaction Id

Client Reference lveale001

Search Copy Dated 1/11/19 10:49 am, Page 2 of 2

Register Only

This area which will contain

driveway, and manoeuvring areas,

onsite effluent system and open

space for recreational activities.

This area will be grassland with

planting of some native trees as

well as area for any fruit and

vegetable gardens

Proposed dwelling

Existing shed

Figure 3: Photo looking towards north-eastern corner towards access point. Showing existing, mature, dense vegetation.

Figure 2: Photo looking towards the south-west corner, showing existing, mature dense vegetation along western and southern

boundaries.

Figure 1: Photo looking along southern boundary showing existing, mature, dense vegetation

LANDSCAPE PLAN – 37 WAGENER GROVE, PUKENUI

Proposed internal

driveway and existing

metalled area.

Photo looking towards the south-west corner, showing existing, mature dense vegetation along

western and southern boundaries.

Photo looking towards north-eastern corner towards access point. Showing existing, mature, dense

vegetation.

Existing legally established shed. Existing mature vegetation on southern and eastern

boundaries shown.

Photo looking towards north-western corner, taken from the approximate building platform.

Onsite wastewater system can be seen in the photo. Existing, mature dense vegetation shown

on northern and western boundaries

PHOTOGRAPHS

Photo looking along southern boundary showing existing, mature, dense vegetation Photo looking east, taken near the existing shed. Showing existing mature vegetation

along eastern boundary.

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