The application is for two single storey duplex dwellings. All units will have an open plan living/dining/kitchen area, two bathrooms (one an ensuite) and an attached single car garage. The second car park will be an external stacked car park.

The size and scale of the duplex dwellings will have no material effects on the existing streetscape amenity. The duplex dwellings will be designed with windows and doors that face the transport corridor, helping to improve the streetscape amenity and passive surveillance of the area. The design of the duplex dwellings will provide good on-site amenity to residents.

The outdoor living areas are sufficiently sized and located to ensure that they will provide good onsite amenity for future occupiers.

The proposed service areas are sufficiently large to accommodate external clothes drying for laundry purposes and leave space for outdoor rubbish and recycling storage.

Fencing and the planting will provide privacy to each unit and improve the streetscape amenity of the site and fencing and walls will tie in with the appearance of the duplex dwellings.

Formation of the internal vehicle access 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.

Reinstatement of roadside features at the conclusion of site works will preserve the life of public assets.

Examination of the engineering plans and auditing of the works will allow Council to confirm that the engineering aspects of the work have been satisfactorily completed.

The Engineering requirements for water, wastewater and stormwater will ensure that the development will be adequately provided with services when completed.

Adherence to the design guidelines of the Regional Infrastructure Technical Specifications and current best practice will provide a means for achieving good engineering solutions for the whole of the development.

Designing and implementing a system for the treatment and management of stormwater runoff will ensure that people and properties are protected, and ecological values preserved.

The proposed earthworks associated with the construction works are expected to be short term and not create any dust nuisance. Conditions of consent including sediment and erosion control measures will adequately control any potential erosion, dust nuisance, runoff and sedimentation from the site.

The proposed development is sustainable, and any adverse effects created from the application are acceptable. Overall, the proposal is consistent with the purpose and principles of the Resource Management Act.