Shanks Family Trust (Trevor Shanks)

Transcription

1 RMA Section 42A Report GO DISTRICT COUNCIL 26 Oxford Street. Gore Reference: LU 2016/257 Location: 26 Oxford Street/ Gore Legal Description: Lot 1 Deposited Plan Applicant: Shanks Family Trust (Trevor Shanks) Description: Establish and operate a contractor's depot that will include erecting a shed for the storage of work and private vehicles/ installing a wash down bay/ minor maintenance on vehicles and landscaping RURAL CITY LIVING

2 Report Our Ref: LU 2016/257 To: Hearing Panel From: Rosie Given - Resource Management Planner Date: 7 June 2017 Subject: Resource Consent - 26 Oxford Street - establish and operate a contractor's depot which will include erecting a shed for the storage of work and private vehicles, installing a wash down bay,, minor maintenance on vehicles and landscaping. 1. Introduction 1.1 This report has been prepared by Rosie Given/ Resource Management Planner at the Gore District Council on the basis of the information available at the time of writing this report. This information includes the resource consent application lodged, additional information submitted by the applicant in response to the request from the Council, submissions lodged to it and the reports from the Counci! staff. The report is for the specific purpose of assisting the Hearing Panel ("the Panel) in their deliberations and highlights the matters that are considered to be relevant in making a decision on the application. 1.2 In making a decision on the application (attached as Appendix 1), the Pane! are required to have regard to the application/ the submissions lodged, material presented at the hearing and various provisions of the Resource Management Act 1991 ("the RMA"), The comments and recommendations contained in this report are oniy for the guidance of the Pane!. The Panel is not bound by any comments or recommendations in this report. 1.3 This application relates to the land at 26 Oxford Street/ Gore owned by Trevor lindsay Shanks and Kara Lee Shanks. The legal description of the site is Lot 1 Deposited Plan 14335, containing 2979 square metres more or less as described in Computer Freehold Register SL11C/ Attached to this report are the following appendices: 1. The application, 2. Further information submitted by the applicant on 15 May The submissions lodged LU 2016/ Oxford Street Page 1

3 4. Reports received from the Council staff, 5. Relevant provisions of the Resource Management Act. 6. Map showing property locations of submitters and affected persons providing approval. 2. Background 2.1 The site is zoned Residential A and has an area of 2/979 square metres. The earliest records the Council has on file is a photo from 1966 which shows the site as vacant with the exception of a small portion in the north west corner which shows a building. Anecdotal information on the property file sets out that this was a service station. Information provided by Andy Christie who operated out of the site said he believed the garage reopened after the war (WW II) which was then bought and operated by Jack Knowles for a period of time. Mr Christie believed that it had closed and was abandoned sometime before Mr Christie's new Mobil garage opened on Railway Esplanade in The site was later subdivided around The site remained vacant until Mr and Mrs Shanks purchased the property in The south east portion of the site is now being used to graze a small number of sheep and the north west portion of the site is being used as a contractor's depot by Mr Shanks. In association with the operation of the business Mr Shanks has already undertaken minor earth works including gravelmg/rocking a portion the site. 2.3 An easement in gross in favour of the Gore District Council runs the length of the property along the south east and south west boundary. This provides protection of the Councils stonnwater and wastewater mains located within the site. 2.4 Building consent BC 2016/ has been granted for the wash down bay. A section 37 Certificate under the Building Act has been registered on the building consent to the effect that no building work may start on site until resource consent has been obtained for the activity. 3. The Application and its Processing The Proposal 3.1 The Council has received a resource consent application from Shanks Family Trust (Trevor Shanks) seeking approval to establish and operate a contractor's depot which wi!l include erecting a shed for the storage of work and private vehicles/ installing a wash down bay, carry out minor maintenance on vehicles/ stock piling of soil and carrying out landscaping at 26 Oxford Street/ Gore. Below is a summary of the proposal asset out in the application. 3.2 Equipment and vehicles used in association with this business include: Transport Truck/ Five tonne digger and smaller digger/ LU 2016/ Oxford Street Page 2

4 Bobcat, Trailer for moving the small digger/ Tipper trailer/ and/ Blue drums for soak holes. These will be stored on the site when they are not being used on a job site. 3.3 Storage of private classic cars/ trailers/ caravan and ancillary domestic items will also be stored on site inside the proposed shed and on the surrounding yard. 3.4 It is proposed to erect a 9.6 x 9 metre shed with a 3.6 x 6 metre carport, along with a wash down bay consisting of a concrete pad. The shed and carport will be used to store and carry out minor maintenance on both work and personal vehicles. The wash down bay will be used to wash the vehicles/ however if there is excessive dirt on the vehicles these will be taken to the HRT wash down bay to be cleaned before coming to the site. 3.5 The hours of operation vary depending on the demand for work and weather conditions. Typically the transport truck carrying the digger will leave the site at 7.30 am and return home between 6.00 pm pm but at the latest 9.00 pm. Vehicles do not come and go from the site every day as this is a contracting business where the vehicles may be left on the work site until the Job is complete. During periods of wet weather when Jobs off site cannot be carried out/ minor maintenance may be undertaken on vehicles which will be carried out in the shed. This would take place between 8.00 am pm Monday to Friday. Outside work hours the applicant may work on the classic cars stored within the shed when they require minor maintenance. 3.6 There will be no bulk storage of chemicais on the site. Any oi! as a result of an oil change is taken to the St James Theatre for use in its heating system. The blue drums stored on site are for use in soak holes on Job sites. These drums are steam cleaned prior to coming to the site. 3.7 Screened topsoil will be stock piled on the site until it is required on a job site for lawns and landscaping. Approximately three times a week the soil is loaded into a truck by the bobcat and exported from the site. The maximum amount of soil proposed to be stock plied on site at any one time is 100 tonne. Reports Received by Council Staff and Advisors 3.8 Reports received from Council staff and advisers are attached in Appendix 4. The following provides a summary of those reports. 3.9 The Council's 3 Waters Assets Officer has commented on the availability of wastewater and stormwater infrastructure to the site. All design standards are required to comply with in the Gore District Council Subdivision and Land Development Bylaw There is a strong recommendation rainwater is captured for reuse. There is Counci! wastewater and stormwater infrastructure located aiong the south west and south east boundary of the site. These pipes are protected by an easement in favour of the Counci! and no building work may locate within LU 2016/ Oxford Street Page 3

5 that easement. All of these matters can be addressed through the building consent process The Council s Building Control Manager has commented that any structures will be considered during the building consents process in relation to fire separation and separation from Council services The Council's Roading Officer has commented that the existing access is required to be upgraded to a heavy duty drop style crossing as shown in Diagram R04 of the Gore District Councils Subdivision and Land Development Bylaw Processing the Consent 3.12 Under delegated authority and taking into account the provisions of sections 95A of the Resource Management Act 1991 (RMA) I determined that limited notification of the consent application was appropriate. Under section 95E two affected persons did not provide their written approval to the application and the applicant did not seek approved from ail affected owners and occupiers with the version of the application submitted On 4 April 2017 the application was limited notified and the persons listed below were notified in accordance with section 95B. The submission period was 20 working days: Deborah Fennessy the owner and occupier of 24 Oxford Street Zadkine Management Ltd the owner of 22 Oxford Street Occupier of 22 Oxford Street Lynette Hankey the owner and occupier of 63 Huron Street Trevor and Dianne Wilson the owner of 3 Anderson Place Occupier of 3 Anderson Place Housing New Zealand Limited the owner of 5 Anderson Place Tracey Dinan the owner 7 Anderson Place Occupier 29 Oxford Street Jack Phillips the owner of 29 Oxford Street Jewel Blanch the owner and occupier of 31 Oxford Street 3.14 Two submissions were received. One neutral and one in opposition to the application. Below is a summary of the submissions/ with a full copy of the submissions attached in Appendix 3. My comments on each are as follows: Submission Neutral to the Application 3.15 Dianne Wiison provided no comment on the application and does not wish to be heard. Submission in Opposition to the Application 3.16 Zadkine Management Limited (Cornelius Daalman and Deborah Fennessy) LU 2016/ Oxford Street Page i 4

6 wishes to be heard. A summary of its submission is as follows: The industrial activity will disrupt the residential area and their enjoyment of life within the residential area/ Noise arising from the activity, Dust nuisance from the stock pile of soil/ Work coming to and from the site with no set hours causing disruption to the neighbourhood, No certainty around the dimensions of the shed/ No certainty around the survival rate of the hedge/ Contaminants being stored on site, The Applicant carrying out maintenance on private vehicles out side normal work hours The following people have also been consulted and given their written approval to this application: Abraham Wilson the occupier of 5 Anderson place Jamie O'Conner the occupier of 7 Anderson Place Shelly Nicholls and Shannon Robinson the owners and occupiers of 23 Oxford Street William and Roszanne Davidson the owners and occupiers of 25 Oxford Street The following people have also been consulted and provide their written approval. However, these approvals were provided to an earlier version of the development and not the final version lodged. However, as a result these persons had the opportunity to lodge a submission to the process. Lynette Hankey the owner and occupier of 63 Huron Street/ Dianne Wilson the owner of 3 Anderson Place/ Deborah Fennessy provided written approval to the application and then subsequently withdrew that approval. Statutory Considerations 3.19 In the Gore District Plan the land subject to this application is zoned Residential A. This proposal is deemed to be an Industrial activity and such activities are not permitted as of right in the Residential A zone under General Rule in the Gore District Plan Under Rule this consent is required to be considered as a discretionary activity. There is no limit to what the Council may have regard to In considering a discretionary activity/ regard is required to be given to sections 104 and 104Bofthe RMA/the relevant portions of which state: 104 Consideration of applications LU 2016/ Oxford Street Page [5

7 (1) When considering an application for a resource consent and any submissions received, the consent authority must, subject to Part 2, have regard to- (a) any actual and potential effects on the environment of allowing the activity; and (b) 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 p!an; and (c) any other matter the consent authority considers relevant and reasonably necessary to determine the application. (2) When forming an opinion for the purposes of subsection (1)(a), a consent authority may disregard an adverse effect of the activity on the environment if a national environmental standard or the plan permits an activity with that effect Determination of applications for discretionary or non-complying activities After considering an appiication for a resource consent for a discretionary activity or noncomplying activity, a consent authority (a) may grant or refuse the application; and (b) if it grants the appiicatlon, may impose conditions under section In summary/ these provisions require consideration of: (i) The provisions of the District Plan, (ii) The provisions of Part 2 of the RMA/ (iii) The provisions of the National Environmental Standard for Assessing and Managing Contaminates in the Soii to protect Human Health; and (iv) The effects of the activity 3.23 In considering these matters the Council is required to have regard to the existing environment. The existing environment consists of a vacant site Under section 104(2) of the RMA the Council has discretion to disregard any adverse effects of an activity permitted by the District Plan. In this case an industrial activity in not permitted as of right in the Residential A zone. It is not appropriate to have regard to the permitted baseline as it does not apply in this circumstance. The application lodged differentiates between the private use of the site and activities associated with the business. As there is no residential activity currently taking place on the site any private use cannot be considered ancillary residential entertainment or recreational activities and need to be considered as part of this consent Under section 104(B) of the RMA this application can be granted or declined. Where an application is approved conditions may be applied. In this case there is no restriction on the type of conditions that can be imposed. LU 2016/ Oxford Street Page

8 4. Assessment Relevant District Plan Provisions 4.1 The District Plan contains the following objectives and policies: 3.3 Land Use Activities Objectives (1) Maintain and enhance the amenity values of the various localities within the District whilst respecting the different vaiues and characteristics that exist within each area. (2) Ensure that the effects of land use activities do not adversely affect the quality of the environment and are compatible with the characteristics and amenity values of each locality. (7) Ensure that the effects of earthworks and other!and disturbance are avoided, remedied or mitigated. (8) Avoid where practical the adverse effects of land use activities upon infrastructure. 3.4 Land Use Activities Poiicies (1) Establish zones that reflect the characteristics and amenity values of the area. (2) Control the adverse effects of land use activities on the environment. (10) Recognise that earthworks and disturbance of the ground is a necessary part of undertaking many activities. (11) Ensure that the effects ofearthworks and other land disturbance are avoided, remedied or mitigated. (12) Require any adverse effects of land use activities upon infrastructure to be rectified. 4.2 The intent of the District Plan provisions for land use activities is to recognise and protect the quality of the environment and amenity values of each particular zone. The District Plan sets out amenity values are those natural or physical qualities and characteristics of an area that contribute to people's appreciation of pleasantness, culture and recreational attributes of the area. RMA Part 2 Considerations 4.3 When considering an application for resource consent an assessment of the proposal is to be made subject to the matters outlined in Part II of the RMA. The Environment Court has concluded this requires the activity to achieve the purpose of the RMA as outlined in the objective and policies in the District Pian. Further consideration of Part: II Is required. Environmental Defence Society Inc v The New Zealand King Salmon Co Ltd [2014] NZSC 38, [2014] 1 NZLR593 (King Salmon). Environmental Effects General 4.4 'Effect' is defined in section 3 of the RMA as including: Any positive or adverse effect; and Any temporary or permanent effect; and LU 2016/ Oxford Street Page [7

9 Any past, present, or future effect; and Any cumulative effect which arises over time or in combination with other effects ~ regardless of the scale, intensity, duration or frequency of the effect, and also includes - Any potential effect of high probability; and Any potential effect of low probability which has a high potential impact. 4.5 In the context of this application effects can be anticipated to arise with respect to: Positive effects, Traffic impacts, Amenity/ Dust/ and Noise National Environmental Standard for Assessing and Managing Contaminants in Soil to Protect Human Health. assess each of these below. Positive Effects 4.6 The positive effect of development occurring is the site is now being used where it has previously been vacant and will enable the business to develop within the Gore District. Beautification of the site will also occur through the establishment of a hedge along the west and north boundaries of the site/ with the possibility of a hedge being established along the west boundary. Traffic Impacts 4.7 The application sets out that over the course of approximately 11 weeks the site was accessed 26 times for business purposes. Additional movements to the site have been carried out for private purposes however/ these have not been calculated. Typically the site is accessed around 7.30 am and again around 6.00 pm pm. On the odd occasion vehicles will return home later than 6.00 pm pm but will be no later than 9.00 pm. 4.8 On wet days vehicle movements are expected between 8.00 am and 5.00 pm only on weekdays. This is a small business operated by one person which indicates that only one vehicle enters and exits the site at one time. It can be determined that the number of movements associated with the business averages 4.7 movements per week. 4.9 I support Zadkine Management Limited s submission point/ that there is uncertainty around the times vehicles come to and from the site; however/ in considering the number of movements the applicant has provide it can be determined that these are relatively low in volume and not considered unreasonable. I do however/ recommended that the applicant should provide an overall account of how many movements are carried out over an average week. In the absence of that information/ a condition requiring a traffic LU 2016/ Oxford Street Page 8

10 movement register to be kept may be an appropriate way to manage this. It would not be unreasonable to expect at least two movements a day from an average residential site The types of vehicles accessing the site are considered larger in size then what you would usually expect to see from a residential site. It should be noted that the truck and digger are not the only vehicles accessing the site as the truck and dlgger often remain on a Job site until the job is completed The application sets out that a bobcat will be used on the site approximately three times a week for 15 minutes at a time. This will be used to load soil onto a truck which will then be exported for use on a job site. Proposed site access 4.12 This site will be accessed off Oxford Street. As there will be heavy vehicles using this site the Council s Reading Department has identified that the vehicle crossing will need to be upgraded to a heavy duty drop crossing as set out in Diagram R04 of the Subdivision and Land Development Bylaw 2011 (Bylaw). Given the low volume of traffic using the site it is appropriate for the crossing to be single lane with a minimum width of 3.5 metres at the property boundary and 5.5 metres at the kerb line or edge of seal. The Reading Department has advised a heavy duty crossing is required to withstand any heavy vehicle movements as they could otherwise cause damage. Amenitv 4.13 Amenity represents those qualities and attributes that contribute to the enjoyment of a site. In this case, the site is zoned Residential A and the proposed activity is industrial. While this is not the type of activity you would typically expect to see in the Residential A zone, the size and scale of the activity is not of a level that gives rise to effects which cannot be avoided/ remedied or mitigated The application sets out that a Pittosporum hedge will be planted along the west and north boundary of the site and the applicant is offering to plant along the east boundary between 24 Oxford Street and the site. Once the hedge is established it will be maintained at a height of approximately 1.8 metres which will screen the site and provide landscaping. This will add to the residential amenity of the area. I have spoken with a local nursery and was advised planting can take place throughout the year/ however/ if there are heavy frosts or dry spells the plants will need to be irrigated to ensure survival. The recommended height for planting in the residential areas is approximately 1 metre as it reduces the time taken to mature by up to two years. I agree that the Pittosporum plants should be at least 1 metre at the time of planting as this wiil provide instant screening and reduce the time taken for the plants to mature to a height of 1.8 metres It is proposed to erect a garage/ carport/ wash down bay and water tank 5 metres off the south west boundary a 1 metre off the west boundary of the site. The application states the shed will be 5.4 metres in height at the front which will open towards the north east, sloping to a height of 3.9 metres at LU 2016/ Oxford Street Page 9

11 the rear. However, the elevations submitted show the shed will have a maximum height of 4.8 metres sloping to 3.9 metres. I recommend the applicant confirm the actual height of the shed for the sake of certainty. It should be noted the building will meet the setback requirements in the District Plan at either of the two heights proposed The location of the shed has been chosen to avoid shading and blend in with a shed on a neighbouring property at 3 Anderson Place. The placement of the shed has also been determined by the easement in gross which intersects the property along the south east and south west boundary of the property. The wash down bay will be used to clean vehicles although it is stated that if work vehicles are carrying excess mud they will be washed down at HRTs wash down bay before coming to the site The shed will be used to house the bobcat/ transport truck/ five tonne digger/ and classic cars. This will reduce the amount of vehicles and equipment that is currently stored outside on the site. Other equipment will be stored outside in the form of trailers/ a small digger/ a caravan, blue drums and railway sleepers. The application states that a maximum of six blue drums will be stored on site and these will be located behind the proposed shed along with the railway sleepers It is proposed to store 100 tonne of screened topsoil on the site which will be used when required on job sites. This will usually be used for landscaping and lawns. While dust suppression measures can be used to reduce dust the volume of soil proposed is substantial. The Pittosporum hedge once it is mature wil! be at a height of 1.8 metres. The application does not set out the height and area of the stock pile so I cannot be determined if the hedge will screen the stock pile. To ensure this soil is appropriately screened I recommend the stock pile should be no more than 1.5 metres in height and have a designated area where the soil can be stored. This will also provide certainty around how much soil is being stored on site Given the site layout plan I do not believe there will be enough room on site to store 100 tonne of soil without giving rise to manoeuvrability issues. In the absence of a scaled site plan showing the location of the soil in association with the buildings and yard area! would consider that reducing the amount of soil stock piled on the site will be required to ensure manoeuvrability can be achieved Stock pi!ed soi! has the ability to grow pest plants if left unattended. Consideration should be given to requiring the soil to be kept free of pest plants at all times. Dust 4.21 There is the ability for the stockpile of top soii rise to dust. Zadkine Management LimitecTs submission raises concern over dust management on the site which I support as a matter that needs to be addressed. Dust nuisance can arise either when loading or unloading soil and also from the stock pile itself. It is proposed water sprinklers and covers will be used to reduce any LU 2016/ Oxford Street Page 10

12 dust effects if it becomes an issue. If during the loading process the soil has the ability to generate dust it will be damped so that this does not happen The yard area from the front of the proposed buildings to the site access will be rocked with blue chip rock on top to avoid dust being generated. The rest of the site will remain in grass. Given the low number of traffic movements and the scale of the business in my view this will ensure any potential dust issues that could arise from the yard will be managed. Noise 4.23 From the information provided in the application I determine that noise will mostly be generated by traffic movements to and from the site. It has been identified this does not happen on a daily basis and with this being mainly at 7.30 am when a vehicle leaves the site and then at 6.00 pm pm when a vehicle returns home. There will be occasiona! late nights when vehicles could return home up until 9.00 pm. In association with these vehicle movements the bobcat may be used for up to 15 minutes three times a week to load stockpiled soil onto a truck to be transported off the site During wet days minor maintenance may be carried out on the vehicles. This is limited to minor servicing such as changing a tyre/ undertaking an oil change or greasing. Any repair work or major servicing will be carried out off the site. These activities will be carried out between 8.00 am pm between Monday to Friday during wet days. As classic cars will a!so be stored on the site it is proposed that minor maintenance may take place on these outside of the working hours. The types of maintenance that might be carried out is limited to running repair work/ replacing ball joints/ sea!s, electrical works and washing of the vehicles. Any major repairs/ spray painting or other industrial type activities will be carried out off the site Zadkine Management Limited s submission raises concern over the types of activities that might be undertaken that could give rise to noises. The application as lodged states what work will be undertaken on site which has been identified as minor maintenance/ vehicles coming to and from the site and the bobcat loading the truck with soil. The application sets out that these activities are not carried out on a daily basis. Minor maintenance wi!l be carried out within the proposed shed. National Environmental Standard for Assessing and ManagiriR Contaminants in Soil to Protect Human Health The National Environmental Standard for Assessing and Managing Contaminates in Soil to Protect Human Health (NES) is relevant in this instance The NES applies when it is likely that potentially hazardous activities are or have been undertaken on the land. In this case according to the Council's records, the subject land has been identified by Environment Southland as having had HAIL activities undertaken on it in the north west portion of the site. Environment Southland has identified an area as having had the former Gordon Service Station located on it. This site has not been investigated. The NES identifies a site as the area where there is potential contamination might LU 2016/ Oxford Street Page 11

13 be located. Site does not relate to the whole certificate of title in this instance. The location of the shed will not encroach on this portion of the property and earthworks associated with the development of the site wil! meet the requirements of the permitted activities set out in the NES. The area where topsoil is stock piled is located over the area where there is potential contamination. Approximately millimetres of top soil is always left under the stockpile to ensure there is no contamination of soil. I support the applicant laying a concrete pad over the area as this will further ensure no cross contamination. I am satisfied no action needs to be taken under the NES at this time. 5. Conclusions and Recommendations 5.1 Having regard to the matters above, I reach the following conclusions: (a) The size and scale of this activity is of a level that any potential adverse effects that arise can be managed through the mitigation measures proposed and the use of conditions. (b) The generation of traffic to and from the site gives rise to effects on general amenity values which are considered acceptable as the volume of traffic coming to and from the site is!ow. The effects are traffic noise/ vehicles starting up and closing of car doors is on a temporary and occasional basis. This will have a minimal effect. (c) While positive effects will arise/ these do not assist in offsetting the adverse effects. (d) The proposal is not contrary to the objectives and policies of the district plan. (e) The NES requirements can be meet. 5.2 Section 104 of the RMA requires the Council to have regard to any actual and potential effects on the environment by allowing the proposed activity. Having regard to my comments above the issues of concern are in association with the level of soil stored on site and the amenity values of the area. As a result of the matters above/ the scale of adverse effects arising as a result of the establishment of the contractor's depot and the mitigation measures proposed I recommend that the application be granted subject to conditions. 5.3 Should the Panel be minded to grant the consent, I consider the following conditions should be imposed. :;. The activity shall be undertaken in general accordance with the application LU 2016/257 dated 30 November 2016, further information submitted 7 March, 31 March, and 15 May except where required by the conditions below. 2. This consent is personal to the consent holder and in the event the operations carried out by the consent holder cease, this consent shall lapse. 3. At the time of applying for a Code of Compliance Certificate for the shed LU 2016/ Oxford Street Page 12

14 the consent holder shall upgrade the access to a commercial heavy duty standard shown on diagram R04 and within general accordance of the Council's Subdivision and Land Development Bylaw Within six months from the date of this consent the consent holder shall plant a Pittisporum hedge around the west, north and east boundaries of the site as shown on the site plan. The plants at the time of planting shall have a minimum height of 1 metre. 5. The consent holder shall maintain the Pittisporum hedge at all times and replace any dead plants within six weeks. Once the plants are established they shall have a minimum height of 1.8 metres. 6. Within three months from the date of this consent the consent holder shaft submit a water sprinkler design for dust suppression to the Council's General Manager Regulatory and Planning for approval and this shall be installed within five months from the date of this consent. 7. No works associated with the business shall take place on site outside the hours of 8.00 am ~ 5.00 pm Monday to Friday except for work vehicles leaving for work and returning to the site between the hours of 7.30 am -9.00pm. 8. Other than provided for in condition 6 no activities that generate noise shall be undertaken on the site. 9. The site shall be kept free of pest plants at all times. 10. The consent holder shall keep a register of traffic movements and submit that register at six month intervals from the date of this consent. 11. Pursuant to section 128 of the Resource Management Act 1991 the Council may review the conditions of this consent within one month of the six month anniversary of effect being given to this consent, and then on an annual basis should any adverse effects arise in relation to traffic movements, dust or noise. Advice Notes This resource consent does not constitute a building consent under the Building Act You should consult fully with the Building Contro! Manager of the Gore District Council to obtain information on any building consents required to undertake the proposed development as set out in the body of this decision. All provisions set out in the Subdivision and Land Development Bylaw are required to be met. The applicant is encouraged to contact the Council's Reading and 3 Waters Departments to discuss their proposal prior to the design of the development and the preparation of building consent documentation. LU 2016/ Oxford Street Page [13

15 Rosie Given Resource Management Planner LU 2016/ Oxford Street Page j 14

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