Character and Amenity and Design and Layout:

The proposal provides for the efficient use of land for intensified residential development within the Residential Zone, wherein such patterns of development are anticipated and provided for.

The site is large enough to comfortably accommodate the duplex dwellings, including outdoor space requirements without resulting in an overcrowded 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 street. Infringements relating to site coverage, building setback, permeable surfaces and residential unit size will not compromise on-site and off-site amenity values as the development matures. Compliance with the submitted plans, including the landscaping proposal will achieve a development that will maintain residential amenity values. The noise conditions are to comply with district plan acoustic design requirements and protect residents from traffic noise of Ohaupo Road.

Natural Hazards:

Potential soil expansivity was identified. Council’s Consultant Geotechnical Engineer has reviewed the submitted geotechnical report and is satisfied that provided the recommendations of the Geotech report are adopted, the proposal will not result in a significant risk from natural hazards.

Earthworks:

Whilst the proposed earthworks exceed the permitted earthworks volume, the earthworks will be temporary and are considered to be commensurate with the scale of the proposal. Proposed consent conditions will provide for erosion and sediment management to ensure that no adverse effects will arise.

Transportation:

No transportation rules have been infringed. Requirements for the formation of the parking, driveway and manoeuvring areas will allow for all-weather use and help 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. Written approval has also been provided by Waka Kotahi NZ Transport Agency for the proposal.

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.

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.