Partly Operative District Plan Rule Assessment The following assessment is to demonstrate compliance or non-compliance with the rules of the Partly Operative District Plan. The proposed duplex dwellings, apartments and single dwellings are assessed against Rule 4.4 (General Standards), and the relevant rules in the City Wide Chapter 25 as detailed in the tables below. Rule Assessment Rule 4.4 General Standards Standard Proposed Activity Compliance 4.4.1 Density v. Integrated Residential Development 300m² per single dwelling unit Two single dwelling units are proposed Unit 1 320m² Unit 14 300m² 400m² per duplex (200m² per unit) Units 2/3 200m² and 233m² Units 4/5 200m² and 200m² Units 6/7 200m² and 200m² Units 8/9 200m² and 200m² Units 10/11 200m² and 206m² Units 12/13 204m² and 200m² Units 15/16 260m² and 217m² Units 17/18 217m² and 274m² Apartments Average net site area of 150m² per residential unit Unit 19 170m² Unit 20 150m² Unit 21 150m² Unit 22 158m² 2 Site Coverage The site coverage for this zone is 40% in the General Residential Zone. The total building footprint is 1972m 2 with a site size of 7086m 2. The site coverage for the net site area of the development is 40.0%. 3 Permeable Surface Permeability of the front setback, excluding vehicle and access provisions shall be planted in 100% grass, shrubs or tree. N/A for a rear site. Permeability across the entire site within the General Residential Zone is a minimum of 30%. The permeable area throughout the complete site (including proposed common driveway) is 34% which complies. 4 Building Height The maximum height of the buildings is permitted to be 10m. The proposed single dwellings (2), duplex dwellings (16) and apartment units (4) will not exceed 7.05m in height from natural ground level. 5 Height in Relation to No part of any building shall protrude through a height control Boundary plane rising at an angle of 28 degrees between northwest (315 degrees) and northeast (45 degrees), and rising at an angle of 45 degrees in all other directions. This angle is measured from 3m 1
above ground level at all boundaries. Except that: Where buildings are attached, no setback is required between those buildings. Where a boundary adjoins a transport corridor or accessway, the 45 degree angle applies to that boundary, measured 3m above the boundary. The tip of the roof apex unit on Unit 16 encroaches the HIRB to Unit 17. The Unit on Unit 10 encroaches the HIRB to Unit 9. The Unit on Unit 9 encroaches the HIRB to Unit 10. The Unit on Unit 8 encroaches the HIRB to Unit 7. The Unit on Unit 7 encroaches the HIRB to Unit 8. The Unit on Unit 6 encroaches the HIRB to Unit 5. The Unit on Unit 6 encroaches the HIRB to Unit 25. The Unit on Unit 4 encroaches the HIRB to Unit 3. The Unit on Unit 2 encroaches the HIRB to Unit 1. The tip of the roof apex of the duplex on Unit 10 encroaches the HIRB to Unit 25. The Units on Unit 13 and 14 encroach each others HIRB envelope. 6 Building Setbacks a) N/A the site is a rear site. b) All units are setback 5m from the northern boundary to Wairere Drive c) N/A not in the vicinity of the Waikato Expressway d) Written consent to encroach the 1.5m internal setback is implicit to this consent. e) Any other boundary must have a building setback of 1.5m. The proposed dwellings will achieve the 1.5m setback from all other external boundaries. 7 Interface Standards The site is a rear site insofar that is abuts Harrowfield Drive, but is a front site insofar that it abuts Wairere Drive. No garage or accessory buildings will face Wairere Drive. All house types with a façade facing Wairere Drive have a habitable room with clear glazing facing Wairere Drive. 8 Fences and Walls Fences and walls shall have a maximum height of 1.8m. Retaining walls vary in height up to 4.2m. 9 Separation Distances and Privacy In some instances, non-retaining fences sit upon the retaining walls and vary in height up to 2.3m. The highest wall/fence combination is in the vicinity of Unit 1, where total height is 6.5m. The fence / wall height will be exceeded in the vicinity of Unit 1, 4-7, 15, where these are all required due to the topography of the site in relation to the exterior boundaries. No separation is required between the dwellings attached as a duplex development. 2
10 Outdoor Living Area Residential buildings are setback more than 3m from other residential buildings. The front units are setback more than 3m from the rear units. There are no windows located within 1.5m of any other window which would be required to avoid views between rooms in different buildings. A balcony at upper-floor level shall be set back at least 5m from all boundaries (see Figure 4.4.9c). This does not apply to a boundary along a transport corridor, access way, right-of-way, private way, access lot, or entrance strip, less than 6m wide. The apartment balconies overlook a private way. Each outdoor living area will be readily accessible from the main internal living area of the associated dwelling. Each outdoor living area will be free of all vehicle use areas and service areas. Each outdoor living area will be located predominately to the north, west or east of the proposed dwellings, with the exception for Units on Units 16 and 18 which do not have outdoor living that is facing north, east or west. The units on Units 19-22 have an outdoor living area facing north as required by this rule (although it is a non-compliant outdoor living in terms of size, with compliant outdoor living to the south). Each duplex dwelling will be provided with an outdoor living area of a minimum 60m 2 which will be capable of containing a shape factor circle with a minimum diameter of 6m. No dimensions will be less than 2.5m. The detached dwellings on Unit 1 and Unit 14 are fully compliant. The apartments on Units 19-22 are provided with two outdoor living areas. The north facing balconies are only 10m 2 and 1.8m deep, but each apartment accommodates a second outdoor living area, facing south, which is fully compliant. The 12m 2 and 2.5m dimension requirement for apartments is not achieved. 11 Service Areas Every duplex unit and single detached dwelling shall provide at least a 20m 2 service area with a minimum dimension of 3m. The detached units on Units 1 and 14 are provided with a service area of 15m 2 with a minimum dimension of 1.5m The duplex units on Units 2-13 are provided with a service area of 15m 2 with a minimum dimension of 1.5m The duplex units on Units 16-17 are provided with a service area of 13m 2 with a minimum dimension of 1.5m. The duplex units on Units 15 and 18 have fully compliant service 3
13 Provision in Other Chapters 4.7.11 Integrated Residential Development areas. The apartment units located on Units 19-22 are provided with fully compliant service areas. All service areas are considered readily accessible from each residential unit and are not visible from a public place. See the table below for assessment of the relevant standards in Chapter 25 City Wide Standards. No other chapters are relevant for the proposal. Integrated Residential Development shall have a minimum site area of 2000m 2, no more than 20% of residential units shall be in the form of apartments; and a Water Impact Assessment is required. The site area is 7086m 2 which complies. Four apartments are proposed equating to 18% of all units. A Water Impact Assessment is provided with the application. Chapter 25 City Wide Standards Standard Proposed Activity Compliance 25.2 Earthworks 25.2.4.1 a-e) All fill material used will be clean. Earthworks shall retain sediment on site through implementation and maintenance of sediment controls suitable for the site. Standard sediment and erosion control measures using silt fences and vegetative buffer strips will be employed at the edges of the earthwork areas. These measures will reduce and mitigate against sediment deposition onto adjoining property. These earthworks activities are a necessary part of the construction of the residential building. Any potential adverse effects would be minor and be of short term duration. Earthworks activities shall be managed to avoid material deposits on public roads from any vehicles operating on site. Earthworks shall not obstruct or divert any stormwater overland flow path or result in changed stormwater drainage patterns on adjacent land in different ownership. The Engineering Report by BBO confirms that the overland flow path will remain the same in principal. 25.2.4.1 g) Volume The volume of earthworks for the building footprint shall not exceed 500m 3, within a 12 month period. An extra 100m 3 of material is provided for additional to the building platform earthworks. The earthworks proposed are approximately a cut of 1090m 3 and fill of 3520m 3. 25.3 Landscaping and Screening 25.5.3.1a), xi Service areas in all zones where visible from the transport corridor shall be screened from view with a 1.8m high closeboarded or similar solid fence or wall and a minimum 1m wide 4
25.6 Lighting and Glare 25.6.4 Specific Standards 25.8 Noise and Vibration 25.8.3.2 Construction Noise 25.8.3.3 Construction Vibration 25.8.3.10 Noise Sensitive Activities buffer strip. Given the site is a rear site the Service Areas are located a sufficient distance from public spaces and will be screened via front yard fencing, so will not require any further screening. The spill from artificial lighting shall not exceed 10 lux onto anything other site, and 3 lux onto a Residential Zone. The proposal is for a residential activity which is anticipated to comply with lighting provisions of the District Plan. All construction noise shall comply with the relevant noise levels stated in NZS6803:1999, section 7.2 Recommended numerical limits for construction noise and shall be measured and assessed in accordance with NZS6803:1999 Acoustics Construction Noise. Conditions of consent should ensure that standard is complied with. It is expected that construction can comply with this standard. Can be addressed by consent conditions. Wairere Drive carries high traffic volumes and therefore the relevant noise standards apply. Wairere Drive has a speed limit of 80km/hr and an AADT in excess of 200. Residential Activity is a noise sensitive activity. Only the units on Units 1-11 are located within 40m of the carriageway of the high noise route and are therefore subject to this standard. 25.12 Solid Waste 25.12.3.1 a) Storage areas An acoustic report is provided with the application and confirms compliance with the standards for Units 1-11. All activities shall provide appropriate, on-site storage areas for recycling and litter bins that are accessible for waste collection services. The proposal has sufficient space to provide an area for rubbish/recycling bins for each residential unit. 25.13 Three Waters 25.13.4.2 Stormwater Stormwater discharge is recommended to be via on site attenuation and detention as soakage is poor. Soakage into raingarden areas will be proposed for areas of roadway. 25.13.4.3 Wastewater All units will be supplied with a connection and if needed, a pump to ensure waste can be discharged. Engineering designs should be submitted to the HCC Development Engineers for approval prior to lodging of a Building Consent. 25.13.4.4 Water New connections to the Council water supply will be provided for the proposed development. Conditions of consent can ensure that this occurs. 25.13.4.5 Water Efficiency Measures The proposal will use Low Flow Fixtures for the residential units. Raingardens will be proposed to treat quality and quantity of stormwater. In addition, stormwater runoff will be retained on site and will capture 80% of pre-development stormwater runoff. 5
25.13.4.6 Water Impact Assessment 25.14 Transportation 25.14.4.1 Vehicle Crossings and Internal Vehicle Access 25.14.4.2 Parking, Loading Spaces and Manoeuvring Areas 25.14.4.3 Integrated Transport Assessment Requirements The development will also maintain at least 20% site permeability over the whole property. A Water Impact Assessment is required for any development creating four or more additional residential units on any site. The proposal will create 22 additional units and a WIA has been provided. There is an existing vehicle entrance to the site which is proposed to be retained, but with the increase in widening the separation distance with 27 Harrowfield Drive does not comply with the 7.5m separation, where approximately 6.5m is proposed. The vehicle crossing has a width of 3m and this will be widened to 5.5m. The first portion of the access (dual way) will serve all 22 units (and the neighbouring property) and has a minimum width of 5.5m. The one way access serving the proposed development has a width of 3.7m which does not comply. The vehicle use areas will be formed with a sealed or paved all weather, dust free surface, suitable for the proposed residential use. Unobstructed access will be provided for the future occupants of each proposed dwelling. The access way will be 3.7m (one way) and therefore passing bays are not deemed to be necessary in this portion of the access. The 5.5m wide dual access has car parking spaces located alongside which may be used as passing bays, although, technically a passing bay is not required. a) Each proposed single detached or duplex residential unit will be capable of accommodating the required two car parks. Each apartment will be capable of accommodating the required one car park. f) The proposed parking spaces all achieve the required dimensions. g) No part of any parking space, cycle space, loading space or manoeuvring area shall be located on any outdoor living area or service area. This standard is complied with. j) Sufficient on-site manoeuvring areas shall be provided to avoid the reversing of vehicles off a site where any car parking areas contain more than five parking spaces. No single dwelling is provided with 5 or more spaces and will utilise the access to manoeuvre, enabling vehicles to exit the site in a forward direction. k) A minimum of one vehicle will have ready access to the transport corridor when both proposed car parks (per unit) are occupied. An ITA was prepared for the site. 6