18 Apartment Units & Unit Title
- Location - Hamilton East
- Council - Hamilton City
- Number - 296/2021
Character and Amenity and Design and Layout:
The proposal provides for the efficient use of land for residential development within the General Residential Zone. The site is large enough to comfortably accommodate the apartments, including outdoor living area requirements without resulting in an overly cramped appearance. The single storey building height also maintains a sense of space that is typical within the immediate area. The arrangement and design of the units achieves an attractive appearance that enables passive surveillance of the parking area from the apartments. Infringements relating to outdoor living area and site coverage are negligible and will not compromise amenity values as the development matures. Requirements for the formation of the parking and manoeuvring areas will allow for all- weather use and help to protect the amenity values of neighbouring properties. Compliance with the submitted plans, including the landscaping proposals will achieve a development that will maintain residential amenity values.
Transportation:
Upgrading of the vehicle crossing, formation of the parking and manoeuvring areas and construction of the common area allows for all-weather use and helps to protect the amenity values of the site and neighbouring properties. Removal of the obsolete vehicle crossing will assist safe and efficient vehicle movement on the carriageway and enhance the safety of footpath users.
Earthworks:
The existing site profile will not change. Proposed consent conditions will provide for erosion and sediment management. These requirements will ensure that no temporary adverse effects will arise.
Three Waters Infrastructure:
The proposal has demonstrated how efficient use will be made of water and how stormwater will be managed to avoid adverse effects on existing infrastructure and on the wider environment. Connections will be required to the public water and wastewater reticulation network and engineering requirements for water, wastewater and stormwater (soakage) will ensure that the development will be adequately provided with services when completed. The design and implementation of a system for the treatment and management of stormwater runoff will ensure that people and properties are protected and ecological values preserved
Natural Hazards:
While this is a land use consent only, the proposal has demonstrated that suitable mitigation is provided for the liquefaction hazard at the site and this will be controlled by a condition of consent.
Overall:
Having regard to section 104 of the Act, the actual and potential adverse effects on the environment of granting consent are acceptable as the proposal is consistent with the relevant objectives and policies and assessment criteria and will promote the sustainable management of natural and physical resources.
Unit Title:
Unit sizes vary between 92m2 and 161m2 in area. A common property area is proposed to cover the pedestrian paths, common areas and car park. The proposed unit title plans are in line with the granted land use consent. Access to the site is 6.0m in width and is from Dey Street to the south of the site via the existing vehicle crossing.
Character and Amenity:
The proposed subdivision relates to a specific land use arrangement that has already been consented and cannot proceed in isolation. The proposed scheme plan provides for lots of a suitable size and layout to accommodate the proposed land use activity and that acceptable levels of services are provided to each lot.
Three Waters Servicing
The Engineering requirements for water, wastewater and stormwater will ensure that the development will be adequately provided with services when completed. Examination of the engineering plans and auditing of works will allow Council to confirm that the engineering aspects of the work have been satisfactorily completed. Council’s Strategic Development have reviewed the application and are satisfied the proposal can be adequately serviced by Three Waters Infrastructure.
Transportation:
Formation of the parking and manoeuvring areas allows for all-weather use and helps to protect the amenity values of neighbouring properties. Removal of the obsolete vehicle crossing will assist safe and efficient vehicle movement on the carriageway and enhance the safety of footpath users.
Legal/Physical Access:
The lots will be accessed via the existing vehicle crossing from Dey Street which will provide for both legal and physical access to the new lots.
