4.0 Onsite Wastewater Disposal Design

BAY OF ISLANDS PLANNING LIMITED

2 Cochrane Drive, Kerikeri 127 Commerce Street, Kaitaia PO Box 795 Kerikeri

Phone [09] 4075253; Email – [email protected]

23 August 2021

District Services Department Far North District Council John Butler Centre Kerikeri

Attention: Trish Routley

Dear Trish

Re: Proposed 3 lot Subdivision, 362 Waikare Road, Karetu –

Our client seeks a subdivision consent to subdivide a 20.4030-hectare rural property into three new lots. The shed building west of the existing dwelling within the 10 metre building setback also requires authorisation. The application is a restricted discretionary activity under the Far North District Plan that can meet the applicable subdivision performance standards specified in the Rural Production Zone.

Overall, it is concluded that any potential adverse effects on the environment would be less than minor and that the proposal can satisfy the matters over which the Council has reserved its discretion.

We attach information required to be included in this application by the relevant statutory documents as follows:

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• Planning Report and Assessment of Environmental Effects [Bay of Islands Planning Ltd]; • Appendix A – Record of Title; • Appendix B - Subdivision Plan, dated July 2021 [Williams & King]; • Appendix C – Onsite Wastewater Site Suitability Report, dated August 2020 [O’Brien Design Consulting]

Please do not hesitate to contact me should you require any further information.

Yours sincerely,

Kenton Baxter Consultant Planner [Graduate] on behalf of

Reviewed

Jeff Kemp Director

362 Waikare Road, Karetu August 2021 Page 2

1.0 INTRODUCTION

1. The applicant, seeks a combined land use and subdivision consent to subdivide a 20.4030-hectare property at 362 Waikare Road, Karetu into three rural-residential lots. The site is legally described as Lot 1 DP 168314. A copy of the Record of Title is attached at Appendix A.

2. The site contains an existing dwelling on proposed Lot 1 that is to be retained as the applicant’s residence. The site has been used for farming on what can be called a very small scale. 3. The application is a restricted discretionary activity subdivision under the Far North District Plan, which complies with the minimum alternate subdivision standards for the Rural Production zone. It is concluded that any potential adverse effects arising from the subdivision would be less than minor and that the proposal reflects an anticipated pattern of development that is enabled by the District Plan.

Figure 1: Site Location

Source: Prover Aerial

2.0 SITE AND LOCALITY DESCRIPTION

4. The application site has frontage to Waikare Road. The property is approximately 5 kilometres from Kawakawa. There is an existing dwelling and ancillary sheds at the northern end of the property near the road. The site has been used for farming.

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5. The topography of the site includes rolling hills with large pastoral paddocks and pockets of plantation forestry and indigenous vegetation surrounding and interspersed within the application site.

6. The site features include an existing dwelling and ancillary sheds that would be contained within proposed Lot 1 except for one shed in Lot 3. Bush areas are a feature throughout the site, with vegetation located along the north boundary and near the southern boundary. There is also an area of pine trees near the middle of the property. The property is currently used for farming and also has a small homebased table grape growing area near the dwellings.

7. The surrounding area is Rural Production zoned land predominantly comprising of pastoral farming properties.

3.0 DESCRIPTION OF THE PROPOSAL

Subdivision 8. The proposed subdivision would create three rural lots from a parent lot (Lot 1 DP 168314) established 23 August 1995 as follows:

• Lot 1 – 2.0084 hectares • Lot 2 – 2.1504 hectares • Lot 3 –16.2630 hectares

9. A copy of the proposed subdivision plan is attached at Appendix B to this application.

10. The existing dwelling, shed and small orchard area would remain with Lot 1. Lot 2 would be furthest northeast also with frontage onto Waikare Road. Lot 3 would comprise the entire southern part of the property and has a much larger land area than the other properties.

11. Vehicle access to all of the proposed Lots will be via the existing crossing and driveway off Waikare Road. The RoW along the western and southern boundary of proposed Lot 1, will provide the necessary access to Lot 2 and 3. Along with the RoW, the necessary easements for electricity, telecommunication and computer media to all Lots is proposed.

12. Telecom and electricity services are available to the site, it is assumed additional connections can be provided for by Top Energy and Chorus.

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4.0 REASONS FOR CONSENT

Far North District Plan

13. Under the Far North District Plan, the site is zoned ‘Rural Production’ (RPZ). The site is also partially within the Coastal Environment and has a small area defined as Outstanding Natural Character on the north-western corner of the property. Parts of the property particularly along the northern, western and southern boundaries are within the Coastal Flood Hazard Zone (current), 50-year, 100 year and the 100 year + Rapid Sea Level Rise Scenario. A small area along the western boundary is also within the “flood susceptible land” area. The west of the property is defined as an orange tsunami evacuation zone with the remainder a yellow zone and a small area defined as safe towards the south east. FNDC Operative District Plan Maps – Rural Production Zone

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NRC RPS Map – Coastal Environment and Outstanding Natural Character

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NRC Natural Hazards Map – Coastal Environment and Outstanding Natural Character

14. Chapter 13 Subdivision Rules 13.7.2.1(i) ‘Allotment Sizes, Dimensions and Other Standards’ and Rule 13.7.8 ‘Restricted Discretionary Activities’ provide for alternate subdivision outcomes on sites existing as at or prior to 28 April 2000 as follows:

• Rule 13.3.7.2.1(i)(3) - A maximum of 3 lots with a minimum site size of 4,000m2 and a balance lot of not less than 4 hectares; or • Rule 13.3.7.2.1(i)(4) - A maximum of 5 lots with a minimum site size of 2 hectares

15. In respect of this application, subdivision of a lot existing prior to 28 April 2000 [ issued 23 August 1995 ] as a restricted discretionary activity is applied for under Rule 13.3.7.2.1(i)(3).

16. The subdivision proposal is subject to other performance standards as set out in Table 1 below:

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Table 1 - Subdivision Performance Standards

Performance Standard Comment Rule 13.7.2.2 – Allotment The proposed subdivision would achieve the required 30m x dimensions 30m square building envelopes within all of the three lots exclusive of the setback requirements.

Rule 13.7.2.3 -Amalgamation Not applicable of land in a rural zone with land in an urban or coastal zone

Rule 13.7.2.4 – Lots divided by Not applicable zone boundaries

Rule 13.7.2.5 - Not applicable Sites divided by an outstanding landscape, outstanding landscape feature or outstanding natural feature

Rule 13.7.2.6 – Activities, Not applicable Utilities, Roads and Reserves

Rule 13.7.2.7 – Savings as to Not applicable previous approvals

Rule 13.7.2.8 – Proximity to Not applicable Top Energy transmission lines

Rule 13.7.2.9 – Proximity to Not applicable National Grid

Table 2 - Subdivision Rule 13.7.3 Matters

Performance Standard Comment

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Rule 13.7.3.1 – Property Vehicle access to all of the proposed Lots will be via the existing Access crossing and driveway off Waikare Road.

Rule 13.7.3.2 - Natural and The site is not within any identified District Plan hazard area but other Hazards is within hazard areas identified by the NRC Hazard maps. Parts of the property particularly along the northern, western and southern boundaries are within the Coastal Flood Hazard Zone (current), 50-year, 100 year and the 100 year + Rapid Sea Level Rise Scenario. A small area along the western boundary is also within the “flood susceptible land” area. The west of the property is defined as an orange tsunami evacuation zone with the remainder a yellow zone and a small area defined as safe towards the southeast. Development of the site would not be restricted in terms of any identified subsidence hazard under s106 of the Resource Management Act.

The existing dwelling is outside flood hazard areas and further dwellings on the proposed Lots can be located outside of these areas. Rule 13.7.3.3 - Water Supply The Lots will be self-sufficient in terms of water supply. This can be addressed at the time of building consent for the vacant Lots.

Rule 13.7.3.4 - Stormwater 15% Impermeable surfaces within the Rural Production zone Disposal is permitted. Existing development on proposed Lot 1 can meet this standard and the other proposed Lots are mostly vacant in terms of impermeable areas (See Appendix C).

Rule 13.7.3.5 - Sanitary The wastewater report provided by O’Brien Design Consulting Sewage Disposal details this aspect of the proposed subdivision. (See Appendix C).

Rule 13.7.3.6 - Energy Supply It is assumed additional connections can be accommodated by Top Energy for the proposed Lots.

Rule 13.7.3.7 - It is assumed additional connections can be accommodated Telecommunications by Chorus for the proposed Lots. Rule 13.7.3.8 - Easements for As previously mentioned the RoW along the western and any purpose southern boundary of proposed Lot 1, will provide the necessary access to Lot 2 and 3. Along with the RoW, the necessary easements for electricity, telecommunication and computer media to all Lots is proposed.

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Rule 13.7.3.9 - Preservation of Not applicable. heritage resources, vegetation, Fauna and Landscape and Land set aside for conservation purposes Rule 13.7.3.10 - Access to Not applicable. Lot 3 will have access to the tidal Kawakawa reserves and waterways River. However public access at this point of the river is not considered appropriate. Rule 13.7.3.11 - Land use There are no Land Use incompatibility issues associated with compatibility the proposed subdivision. Rule 13.7.3.12 - Proximity to There are no airports within 500m of the proposed Airports subdivision.

17. Where there are existing land use activities, the proposal is also subject to other District Plan land use rules and performance standards as follows: Table 2: Rural Production Zone Performance Standards

Chapter 8 – Rural Environment – Rural Production Zone Performance Standard Comment

8.6.5.1.1 Residential There is only one dwelling on the property, which will be within Intensity proposed Lot 1. Permitted Activity

8.6.5.1.2 Sunlight The existing buildings within the proposed Lots will comply with this rule.

Permitted Activity

8.6.5.1.3 Stormwater The existing built development on the proposed Lots will not Management exceed the maximum 15% gross site area impermeable coverage restriction in the Rural Production zone (See Appendix C). Permitted Activity

8.6.5.1.4 Setback from The existing shed on proposed Lot 1 would not achieve the boundaries minimum 10m setback from the proposed western boundary, which is an existing situation. Restricted Discretionary Activity

8.6.5.1.5 Transportation Refer Table 3 below

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8.6.5.1.6 Keeping of Animals Not applicable

8.6.5.1.7 Noise The proposed use of the site is for rural-residential purposes and is subject to the District Plan noise standards. Permitted Activity

8.6.5.1.8 Building Height Any new buildings would be subject to building height controls. Permitted Activity

8.6.5.1.8 Building Coverage The existing built development would comply with the maximum 12.5% gross site area coverage controls. Permitted Activity

8.6.5.1.11 Scale of Activities Existing activities comply with this rule. Permitted Activity

8.6.5.1.12 Temporary Not applicable Activities

Table 3 – Natural and Physical Resources Performance Standards

Chapter 12 – Natural and Physical Resources

12.1 Landscapes and Not applicable Natural Features

12.2 Indigenous Flora and Not applicable. Fauna

12.3 Soils and Minerals Any proposed earthworks associated with the subdivision are minor to create and form the additional length of the RoW. This would be permitted for the Rural Production Zone, as the threshold is 5,000m3.

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12.4 Natural Hazards The site is not within any identified District Plan hazard area but is within hazard areas identified by the NRC Hazard maps. Parts of the property particularly along the northern, western and southern boundaries are within the Coastal Flood Hazard Zone (current), 50-year, 100 year and the 100 year + Rapid Sea Level Rise Scenario. A small area along the western boundary is also within the “flood susceptible land” area. The west of the property is defined as an orange tsunami evacuation zone with the remainder a yellow zone and a small area defined as safe towards the southeast. Development of the site would not be restricted in terms of any identified subsidence hazard under s106 of the Resource Management Act.

The existing dwelling is outside flood hazard areas and further dwellings on the proposed Lots can be located outside of these areas.

12.5 Heritage Not applicable

12.6 Air Not applicable

12.7 Lakes, Rivers Wetlands The property is partially defined as the coastal environment and and the Coastline it adjoins the tidal Kawakawa river system which flows into the Bay of Islands. Future development on these sites can be located outside of the relevant setbacks.

12.8 Hazardous Substances Not applicable

12.9 Renewable Energy and Not applicable Energy Efficiency

Table 4: Transportation Performance Standards

Chapter 15 - Transportation

15.1.6A.2 Traffic Intensity The proposed subdivision would enable land use activities that can comply with the permitted traffic intensity rule.

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Permitted Activity

15.1.6B.1 Parking On-site carparking can be provided for the range of permitted land use activities enabled by the subdivision. Permitted Activity

15.1.6C Access Vehicle access to all proposed lots can be achieved from Waikare Road. Permitted Activity

18. Overall, this subdivision application falls to be considered as a Restricted Discretionary Activity’ under the Far North District Plan.

5.0 STATUTORY CONSIDERATIONS

19. Section 104C of the Resource Management Act (RMA) governs the determination of applications for restricted discretionary activities:

20. With respect to restricted discretionary activities, the Council has discretion to grant or refuse an application but only in terms of the matters over which it has restricted its discretion. This includes any conditions that may be imposed under Section 108.

21. Section 104 of the RMA states that when considering an application for a resource consent,

“the consent authority must, subject to Part II, have regard to – (a) any actual and potential effects on the environment of allowing the activity; and (ab) any measure proposed or agreed to by the applicant for the purpose of ensuring positive effects on the environment that will or may result from allowing the activity;

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and (c) 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 plan; and

(d) any other matter the consent authority considers relevant and reasonably necessary to determine the application.”

Section 104 (1)(a) Assessment of Effects on the Environment

Effects arising from subdivision

22. Potential adverse effects arising from subdivision occur because of changes to land use patterns and the activities that are enabled through subdivision. With respect to this application, the proposal seeks to establish a pattern of rural subdivision that is anticipated and provided for in the Rural Production Zone. This includes alternate lots sizes and configurations relative to the parent lot which must have been established prior to 28 April 2000. Each proposed lot would establish a rural site that would enable residential rural lifestyle activities and production use that are consistent with any potential effects on the environment anticipated in the Rural Production Zone.

23. In accordance with District Plan Rule 13.8.1 (i) and (ii) the Council has reserved its discretion over matters relating to:

• Effects on the natural character of the coastal environment for proposed lots which are in the coastal environment;

All of the proposed Lots are partially within the coastal environment; however this is a very small area along the boundaries. Therefore, the effects of the proposal on the coastal environment will be less than minor and future development on the proposed Lots can be managed to ensure adverse effects are minimised.

• Effects of the subdivision within 500 metres of land administered by the Department of Conservation upon the ability of the Department to manage and administer its land;

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The land to be subdivided is not within 500 metres of land administered by DOC.

• Effects on areas of significant indigenous flora and significant habitats of indigenous fauna;

There are no areas of significant flora or fauna habitats in close proximity to the site that would be affected by the subdivision.

• The mitigation of fire hazards and safety of residents.

Fire hazard mitigation on rural lots away from reticulated water supply is a matter that would be considered at the time of building consent and can be adequately provided for through the provision of dedicated water supply tanks.

24. It is considered that any potential adverse effects arising from the subdivision aspect of the proposal would be less than minor. Each site can be adequately and safely serviced with onsite wastewater, water supply and stormwater management that would be subject to the requirements of Rule 13.7.3, which enable the Council to impose conditions of consent in accordance with Rule 13.8.1.

25. With respect to telecommunication and electricity services, it is assumed that Chorus and Top Energy services are available at the site. No land use compatibility issues would arise from the proposed subdivision. The site is not within 500 metres of an airport.

26. Access to all the proposed Lots would be via the existing vehicle crossing on Waikare Road. The proposed subdivision would have no adverse effects on the traffic movements along Waikare Road.

Effects arising from the existing building location

27. The existing shed within proposed Lot 1 is within the required 10 metre Rural Production zone setback from the western boundary. This building has existed for a long period of time and is used for storage purposes. The building will be in close proximity to the proposed RoW but will not affected the safety and use of the RoW. It is considering the effects of this breach will be less than minor.

Section 104 (1)(ab) Any measures to achieve positive effects

28. Positive effects arising from the subdivision would include enablement of additional rural-

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residential sites in a desirable rural Kawakawa location. This form and intensity of subdivision is anticipated in the Rural Production zone.

Section 104 (b)(i) and (ii) National Environmental Standards & Other Regulations

29. As discussed above, due to the historic use of the property for pastural rural productive activities, the National Environmental Standard for Assessing and Managing Contaminants in Soil to Protect Human Health (NESCS) is not applicable to this application.

30. In terms of the NES Freshwater, no freshwater resources on the property that may trigger these regulations have been identified.

Section 104 (b)(iii) National Policy Statement(s)

31. There are no National Policy Statements directly relevant to this application.

Section 104 (b)(iv) New Zealand Coastal Policy Statement

32. The New Zealand Coastal Policy Statement is relevant to this application as the property is partially within the coastal environment. Given the nature and scale of this subdivision it is considered that the proposal is not contrary to the contents of this document.

Section 104 (b)(v) Regional Policy Statement or Proposed Regional Policy Statement

33. The Northland Regional Policy Statement is the applicable regional statutory document that applies to the Northland region. Jurisdiction for subdivision is governed by the Far North District Council. The policy framework for establishing an appropriate land use pattern across the district is set out in the Far North District Plan. This Plan is subject to the governing regional policy framework set out in the Northland Regional Policy Statement. In terms of the matters over which the Council has reserved its discretion, it is considered that this proposal is consistent with the anticipated subdivision outcomes enabled by the Far North District Plan and would therefore not be contrary to any higher order regional policies concerning rural subdivision or development.

Section 104 (b)(vi) Plans or Proposed Plans

34. This subdivision application is subject to the provisions of the operative Far North District Plan and is not subject to any Proposed Plan. The site is zoned Rural Production and is to be assessed in terms of the objectives and policies for the zone and the district-wide subdivision

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and environment provisions. The subdivision would achieve the purpose of the Rural Production zone which is to ensure its’ ongoing rural productive purpose that encompasses a wide-range of compatible land use activities, including limited rural lifestyle and residential opportunities in a manner that avoids, remedies or mitigates adverse effects. It is anticipated that the size and form of subdivision proposed (which is in accordance with Council standards) and given the type of matters over which the Council has restricted its discretion, the proposal would:

• Promote the sustainable management of natural and physical resources in the RPZ (Obj 8.6.3.1); • Enable the efficient use and development of the RPZ in a way that enables people and communities to provide for their social, economic, and cultural wellbeing and for their health and safety (Obj 8.6.3.2); • Promote the maintenance of amenity values of the RPZ to a level that is consistent with the productive intent of the zone (Obj 8.6.3.3); • Avoid, remedy or mitigate the actual or potential conflicts between new land use activities and existing lawfully established activities (reverse sensitivity) within the RPZ (Obj 8.6.3.6); • Avoid, remedy or mitigate the adverse effects of incompatible use or development on natural and physical resources (Obj 8.6.3.8); • Enable rural production activities to be undertaken in the zone. (Obj 8.6.3.9)

35. Supporting RPZ policies would also be achieved, in particular as a subdivision proposal that is in accordance with the size and scale of lot that would enable a wide-range of compatible farming and rural production activities (including residential activities) envisaged in the zone and avoid adverse effects on natural and physical environmental values as well as amenity values (Policies 8.4.6.1, 8.6.4.4, 8.6.4.7).

36. The proposed subdivision would also achieve the District Plan subdivision objectives and policies being a subdivision that is consistent with the purpose of the RPZ (Objective 13.3.1) and enabling of land use activities that avoids adverse effects on natural resources and would not exacerbate natural hazards or potential reverse sensitivity conflicts that are not envisaged by the District Plan (Objective 13.3.2).

37. The proposed subdivision would not impact on any identified outstanding landscape, natural feature or any scheduled heritage resource (Objective 13.3.3 and 13.3.4). The proposed lots can provide on-site services and reticulated electricity and telecommunication services (Objective 13.3.5 and 13.3.8). The subdivision proposal would not adversely impact on any identified Maori values (Objective 13.3.7).

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38. Overall, it is considered that the proposal would not be contrary to any District Plan objective or policy.

Section 104 (c) Other Matters

39. There are no other matters that require consideration.

6.0 CONCLUSION

40. This application seeks resource consent for a subdivision proposal to be created in accordance with the Rural Production zone subdivision standards. The proposal would establish an appropriate pattern of rural subdivision in Kawakawa that is anticipated by the District Plan and would satisfy the applicable criteria and matters over which the Council has reserved its discretion. Overall, any potential adverse effects would be less than minor and can be managed in terms of appropriate conditions of consent.

Kenton Baxter Consultant Planner [Graduate] NZPI [Graduate]

Reviewed

Jeff Kemp Director MNZPI

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5 33 . 9.84 8 9 5 Memorandum of Proposed Easements DP 516167 Purpose Shown Burdened Benefited Land Land AREAS AND MEASUREMENTS SUBJECT TO FINAL SURVEY Right of Way THIS DRAWING AND DESIGN REMAINS THE PROPERTY A Lot 1 hereon Lots 2 & 3 Right to Convey hereon OF WILLIAMS & KING AND MAY NOT BE REPRODUCED Electricity WITHOUT THE WRITTEN PERMISSION OF WILLIAMS & KING Right to Convey This plan and accompanying report(s) have been prepared for the purpose of Telecommun- Lot 2 obtaining a Resource Consent only and for no other purpose. Use of this plan ications and B Lot 3 hereon hereon and/or information on it for any other purpose is at the user's risk. Computer media

Local Authority: Far North District Council 000 22202000 44404000 66606000 88808000 1110100000 111212220000 111414440000 111616660000mmmm Total Area: 20.4030ha Comprised in:NA102B/676 Prepared for: A E Nilsson

WILLIAMS AND KING Name Date ORIGINAL Survey SCALE SHEET Registered Land Surveyors, Planners & Design Land Development Consultants PROPOSED SUBDIVISION OF SIZE Drawn Jul 2021 23449 Ph: (09) 407 6030 27 Hobson Ave 1:2000 A3 Email: [email protected] PO Box 937 Kerikeri LOT 1 DP 168314 Rev

Onsite Wastewater Site Suitability Report

and 362 Waikare Road Kawakawa Far North District

Proposed subdivision of Lot 1 DP 168314

Written by: Nicola O’Brien Approved by: Martin O’Brien

Rev: A Date: 20th August 2021 Job No: 2673

Ph: (09) 407 5208 | Mob: 027 407 5208 E-mail: [email protected] E-mail: [email protected]

Contents

Contents 2 Executive Summary ...... 3 1.0 Introduction & Scope ...... 3 2.0 Methodology ...... 4 2.1 Site Visit ...... 4 2.2 Desk Study ...... 4 3.0 Site Assessment and Evaluation ...... 4 3.1 Site Description & Evaluation ...... 4 3.2 Subdivision Scheme Plan ...... 7 3.3 Soil Profile ...... 8 3.4 Surface water ...... 8 3.5 Stormwater Management ...... 9 3.6 Groundwater ...... 9 4.0 Onsite Wastewater Disposal Design ...... 10 4.1 System Requirements for Proposed Lot 2 ...... 10 4.2 Wastewater disposal design ...... 10 4.3 Setback Requirements ...... 11 4.4 Reserve Area ...... 13 5.0 Summary ...... 13 6.0 Site Plan ...... 14 7.0 Borehole Log ...... 15 8.0 Statements & Limitations ...... 16

Page 2 of 16

Executive Summary

Lot 1 DP 168314 is currently a 20.4030 ha property located to the south of Waikare Road, Kawakawa. The subdivision of Lot 1 will result in 3 separate lots.

Following subdivision proposed Lot 1 will become a 2.0084 ha established residential property with an existing dwelling and studio serviced by an aeration treatment system and buried dripper line. The existing onsite wastewater, on proposed Lot 1, was installed in 2018. Therefore, the system and field are working well and meet regulatory standards for onsite wastewater as outlined in the Regional Plan for Northland (2019), Section C.6.1.3. the Far North District Plan, Section 12.7.6.1.4(b) and TP58 (2004).

The aeration treatment system and dripper lines, on proposed Lot 1, are located well within the proposed subdivision boundaries. There is ample available area suitable for a 100% reserve field.

Following subdivision proposed Lot 2 will become a 2.1504 ha, grassed, rural property, located on hillside overlooking Karetu River. Lot 2 is suitable for onsite wastewater within the proposed lot boundaries.

Secondary treatment, for example an aeration treatment system with dripper lines, is recommended due to category 6, clay soils with slow draining characteristics.

There is ample area available for a ~360m² wastewater disposal field and 100% reserve. The system, land application method and exact design of the wastewater disposal field are to be specified in a site-specific Onsite Wastewater Report (TP58) at the time of Building Consent application.

Proposed Lot 3 will become a 16.2630 ha rural property with ample available area for onsite wastewater and reserve. Lot 3 is not assessed in this report.

1.0 Introduction & Scope

O’Brien Design Consulting were engaged by and the property owners, to conduct an Onsite Wastewater Site Suitability Report for the subdivision of Lot 1 DP 168314 into 3 separate lots.

Criteria outlined in the Regional Plan for Northland (2019), Section C.6.1.1, for existing wastewater discharge were used to determine whether the system and field meet permitted activity status on proposed Lot 1. This includes ensuring the system and field are working to a satisfactory standard and that a 100% reserve field is available. The existing system and field must be within the proposed subdivision boundaries.

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The site visit and desk study investigate whether proposed Lot 2 is suitable for the onsite disposal of effluent within the proposed lot boundaries. The field and reserve must meet requirements for onsite wastewater disposal as outlined in TP58 (2004), the Regional Plan for Northland (2019), Section C.6.1.3 and the Far North District Plan, Section 12.7.6.1.4(b).

A wastewater design with allocated areas for wastewater disposal and a reserve are provided and a suitable wastewater treatment system and land application method recommended.

2.0 Methodology

2.1 Site Visit

The site investigation was undertaken on 17th August 2021 and comprised of a walk over and visual assessment of proposed Lot 1 and 2. A 50mm borehole to a depth of 1200mm was taken on proposed Lot 2, to acquire soil samples for examination and to establish groundwater depth. USDA feel method was used to determine soil texture, soil structure and soil category.

2.2 Desk Study

A desk study of available information and site characteristics was undertaken. The following sources were reviewed, TP58 (2004), Regional Plan for Northland (2019), Section C.6.1.1 and C.6.1.3, Far North District Plan, Section 12.7.6.1.4(b), Far North and Northland Regional Council Maps, and Bay of Islands Soil Map, NZMS 290 Sheet Q 04/05.

The Onsite Wastewater Disposal Site Evaluation Report (TP58) by Bay of Islands Plumbing and Drainage was reviewed. An aeration treatment system (Econo Treat, Model VBB-C-2200-2) with buried dripper lines was installed in 2018 on Lot 1. 280m² of buried dripper line was installed to the north of the aeration system in slightly sloping, grassed pasture.

3.0 Site Assessment and Evaluation

3.1 Site Description & Evaluation

Lot 1 DP 168314 is currently a 20.4030 ha, rural property with a dwelling, studio and shed located to the northwest of the lot. The remainder of the property is grassed pasture used for grazing. Waikare Road runs along the northern property boundary. Refer to the Subdivision Scheme Plan, Section 3.2 showing the subdivision of Lot 1 into 3 separate lots.

Following subdivision proposed Lot 1 will become a 2.0084 ha established residential property with a newly constructed dwelling, studio and shed. Land surrounding the buildings is primarily grassed pasture used for grazing.

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The dwelling and studio are serviced by an Econo Treat aeration treatment system and buried dripper line. The dripper line is located to the north of the aeration treatment system in grassed pasture. Refer to Photograph 1 and the Site Plan, Section 6 showing the location of the aeration treatment system and grassed field.

The aeration treatment system and field are currently working well. No signs of failure such as breakout or odour were observed. The wastewater disposal field is currently grazed. Grazing heavy stock is likely to damage dripper lines resulting in failure of the field. Mowing the disposal field is recommended.

The aeration treatment system and field are well within the proposed subdivision boundaries of Lot 1.

Following subdivision proposed Lot 2 will become a 2.1504 ha, grassed rural property. Lot 2 is elevated hillside overlooking Karetu River. The southern part of the lot slopes slightly to the north. The topography becomes moderate to steep, to the north, as the lot dips towards Waikare Road.

There is ample available area for the disposal of onsite wastewater on the slightly sloping, grassed hillside. Moderate to steep slopes to the north of the property should be avoided. Refer to Photographs 2 and 3 and the Subdivision Scheme Plan, Section 3.2 showing proposed Lot 2.

Surface water was noted near the roadside during the site visit. The wastewater disposal field is to be setback a minimum of 15m from surface water as per the Regional Plan for Northland, 2019, Section C. 6.1.3, Table 9. A 30m setback from Karetu River is required as per the Far North District Plan, Section 12.7.6.1.4(b).

Photograph 1: Showing the aeration treatment system and disposal field in grassed pasture to the north of the recently constructed dwelling. Page 5 of 16

Photograph 2: Showing an area of elevated, slightly sloping hillside on proposed Lot 2 suitable for onsite wastewater disposal.

Photograph 3: View to the north. The topography is slight becoming moderate to steep towards the roadside and Karetu River shown in the photograph background. Page 6 of 16 3

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3.3 Soil Profile

Geological Map Reference Number: NZMS 290 Sheet Q 04/05, Bay of Islands, describes the soils as Rangiora clay, clay loam and silty clay loam (RA) with imperfectly to very poorly drained soils of the rolling and hilly land.

The 50mm, hand augured bore to a depth of 1200mm showed soils to be category 6, slightly moist, orange clay with slow draining characteristics, TP58 (2004) Table 9.2. Refer to Photograph 4 and the Borehole Log, Section 7 showing soil layers.

Photograph 4: Borehole showing 200mm of slightly moist, category 4, brown topsoil followed by slightly moist, category 6, orange clay to a depth of 1200mm.

3.4 Surface water

The topography slopes moderately to steeply towards a low-lying area to the north of Lot 2. Waikare Road then Karetu River are located further north. Northland Regional Council Hazard Maps show an area of potential coastal flooding in the low-lying area. The northern part of Lot 2 is to be avoided for onsite wastewater disposal. Refer to the Site Plan, Section 6.

There is ample available area on slightly sloping, elevated hillside suitable for onsite wastewater disposal on proposed Lot 2.

General setback requirements of wastewater from surface water are outlined in TP58 (2004), Table 5.2 the Regional Plan for Northland (2019), Section C.6.1.3, Table 9 and the Far North District Plan, Section 12.7.6.1.4(b). These setback distances are to be adhered to in any site-specific onsite wastewater report (TP58).

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3.5 Stormwater Management

The property is identified as being in the Rural Production zone as per the Far North District Plan. To be a permitted activity under the Stormwater Management section of the plan a property must have maximum 15% impermeable surfaces per lot, this is easily achievable for all proposed lots.

Lot 1: 20,084m² x 15% = 3,013m² Permitted

Approximate Impermeable Surfaces:

Lot 1: Existing studio: 114m² Existing dwelling: 277m² Existing shed: 90m² Metal driveway: 1,641m² Total: 2,122m²

Total = 10% Permitted

Lot 2 is a greenfield site.

3.6 Groundwater

Groundwater is estimated to be 3-4m deep, on proposed Lot 1, as stated in the Onsite Wastewater Disposal Site Evaluation Report (TP58) by Bay of Islands Plumbing and Drainage, 2018.

Groundwater was not intercepted during the 1200mm borehole, taken on proposed Lot 2, during the site visit on 17th August 2021 by O’Brien Design Consulting.

The Regional Plan for Northland, Section C.6.1.3, Table 9 requires a 600mm separation distance of wastewater from groundwater. TP58 (2004), Table 5.2 provides a more conservative separation distance of 1200mm with category 6, slow draining soils.

A borehole establishing that the wastewater disposal field is the required distance from groundwater should be undertaken in the elected location of the field, on proposed Lot 2, at the time of building consent application.

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4.0 Onsite Wastewater Disposal Design

4.1 System Requirements for Proposed Lot 2

A secondary treatment system, for example an aeration treatment system with dripper lines, is recommended for proposed Lot 2. The cost will be approximately $12,000 - $20,000. The price will depend on factors including the size and design of the field, choice of system and cost of installation.

4.2 Wastewater disposal design

The wastewater design is based on category 6 soils, TP58 (2004), Table 9.2 with 180 litres of wastewater produced per person for roof water tank supply, TP58, Table 6.2.

Wastewater calculations for proposed Lot 2

Potential occupancy of a 4-bedroom dwelling x litres per person per day / loading rate = area of wastewater field

6 x 180 litres / 3 = 360m²

Secondary treated effluent should be disposed of via a robust secondary treatment system which complies with the New Zealand Building Code. The system is to have a high output quality of: BOD5 equal to or less than 20g/m³ and TSS equal or less than 30g/m³, in line with NZS1546.3:2008 and the New Zealand Building Code. The system is to have emergency storage and be fitted with an alarm to protect against system failure.

The owner is to obtain a maintenance agreement from the manufacturer on purchase of the system. Secondary treatment systems should have an annual maintenance agreement with the supplier as stated in the Far North District Council bylaw 2805.2. This ensures the system operates efficiently and is serviced regularly.

Secondary treatment usually consists of an aeration treatment system with surface laid or buried dripper lines. Alternative secondary treatment systems and land application methods may be selected provided wastewater regulations are met. The system, land application method and design of the field is to be specified in a site-specific Onsite Wastewater Report (TP58) at the time of building consent application.

The exact dimensions of the field may differ from ~360m² in the site-specific Onsite Wastewater Disposal Report (TP58), for example the number of bedrooms may change altering system volumes and the size of the field.

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4.3 Setback Requirements

General setback requirements for wastewater are outlined in the Regional Plan for Northland (2019), Section C.6.1.3, TP58 (2004), Table 5.2 and the Far North District Plan, Section 12.7.6.1.4(b) provided below. These setback distances are to be adhered to in any site-specific onsite wastewater report (TP58).

Regional Plan for Northland (2019), Section C.6.1.3

The discharge of domestic type wastewater into or onto land from an on-site system and the associated discharge of odour into air from the on-site system are permitted activities, provided:

1) The on-site system is designed and constructed in accordance with the Australian/New Zealand Standard. On-site Domestic Wastewater Management (AS/NZS 1547:2012), (TP58, 2004 also used) and

2) the volume of wastewater discharged does not exceed two cubic metres per day, and

3) the discharge is not via a spray irrigation system or deep soakage system, and

4) the slope of the disposal area is not greater than 25 degrees, and

5) the wastewater has received secondary or tertiary treatment and is discharged via a trench or bed in soil categories 3 to 5 that is designed in accordance with Appendix L of Australian/New Zealand Standard. On-site Domestic Wastewater Management (AS/NZS 1547:2012); or is via an irrigation line system that is: a) dose loaded, and b) covered by a minimum of 50 millimetres of topsoil, mulch, or bark, and

6) for the discharge of wastewater onto the surface of slopes greater than 10 degrees: a) the wastewater, excluding greywater, has received at least secondary treatment, and b) the irrigation lines are firmly attached to the disposal area, and c) where there is an up-slope catchment that generates stormwater runoff, a diversion system is installed and maintained to divert surface water runoff from the up-slope catchment away from the disposal area, and d) a minimum 10 metre buffer area down-slope of the lowest irrigation line is included as part of the disposal area, and e) the disposal area is located within existing established vegetation that has at least 80 percent canopy cover, or f) the irrigation lines are covered by a minimum of 100 millimetres of topsoil, mulch, or bark, and

7) the disposal area and reserve disposal area are situated outside the relevant exclusion areas and setbacks in Table 9: Exclusion areas and setback distances for on-site domestic wastewater systems, and

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8) for septic tank treatment systems, a filter that retains solids greater than 3.5 millimetres in size is fitted on the outlet, and

9) the following reserve disposal areas are available at all times:

a) 100 percent of the existing effluent disposal area where the wastewater has received primary treatment or is only comprised of greywater, or b) 30 percent of the existing effluent disposal area where the wastewater has received secondary treatment or tertiary treatment, and

10) the on-site system is maintained so that it operates effectively at all times and maintenance is undertaken in accordance with the manufacturer's specifications, and

11) the discharge does not contaminate any groundwater water supply or surface water, and

12) there is no surface runoff or ponding of wastewater, and

13) there is no offensive or objectionable odour beyond the property boundary.

Table 9: Exclusion areas and setback distances for on-site domestic wastewater systems

Feature Secondary and tertiary treated Greywater domestic type wastewater Exclusion areas Floodplain 5 percent annual exceedance 5 percent annual exceedance probability probability Horizontal setback distances Identified stormwater flow path 5 metres 5 metres (including a formed road with kerb and channel, and water-table drain) that is downslope of the disposal area) River, lake, stream, pond, dam or 15 metres 15 metres natural wetland Coastal marine area 15 metres 15 metres Existing water supply bore 20 metres 20 metres Property boundary 1.5 metres 1.5 metres Vertical setback distances Winter groundwater table 0.6 metres 0.6 metres

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TP58 (2004), Table 5.2

Separation distances outlined in TP58 (2004), Table 5.2 for category 6 soils are the same as those stated in the Regional Plan for Northland (2019), Section C.6.1.3. However, TP58 (2004) recommends a more conservative separation distance from groundwater in category 6 soils, 900mm vs 600mm.

Far North District Plan, Section 12.7.6.1.4(b)

Specific to the Far North District is a more conservative separation distance from a river, lake, wetland, or the boundary of the coastal marine area. The Far North District Plan, Section 12.7.6.1.4(b) requires a 30m setback, greater than the 15m required by the Regional Plan for Northland (2019), Section C.6.1.3 and TP58 (2004), Table 5.2.

4.4 Reserve Area

A minimum of 30% reserve is required for secondary treated effluent as outlined in the Regional Plan for Northland (2019) Section C.6.1.3 (9b). A conservative 100% reserve area is recommended for subdivision. Refer to the Site Plan, Section 6 showing suitable areas for wastewater disposal and reserve.

The purpose of a reserve is to provide additional area for wastewater disposal, for example in the event of failure of the original field or future expansion of the proposed development. The reserve field must be protected from any development that would prevent its use in the future. A reserve area must always be available.

5.0 Summary

The existing dwelling and studio, on proposed Lot 1, are serviced by an aeration treatment system with buried dripper lines installed in 2018. The system and field meet criteria for permitted activity status for existing wastewater discharge as outlined in the Regional Plan for Northland (2019), Section C.6.1.1. The field should not be grazed by heavy stock. The system and field are well within the proposed subdivision boundaries.

Proposed Lot 2 is suitable for the disposal of onsite wastewater within the proposed subdivision boundaries. A secondary treatment system is recommended due to category 6, clay soils with slow draining characteristics. There is ample available area on proposed Lot 2 for a ~360m² wastewater disposal field and 100% reserve.

The system, land application method and exact design of the wastewater disposal field, on proposed Lot 2, is to be specified in a site-specific Onsite Wastewater Report (TP58) at the time of Building Consent application.

Setback distances from wastewater as outlined in TP58 (2004), Table 5.2 the Regional Plan for Northland (2019), Section C.6.1.3, Table 9 and the Far North District Plan, Section 12.7.6.1.4(b) are to be adhered to.

Page 13 of 16 Wastewater Disposal Field Setbacks: N Lot 2: 21,504m² (15,498m² Available for wastewater disposal) In order to meet permitted activity status for proposed Lots 1-4, the wastewater system and disposal field shall confirm to the Wastewater disposal away from steep slope setback requirements outlined in the Regional Plan for Northland, Karetu River Section C.6.1.3 and the Far North District Plan, Section 12.7.6.1.4(b). TP58 (2004) guidelines are also recommended. Coastal Flood Hazard 2 Setback distances include: 15m Setback from standing water · 1.5m from boundaries

Existing crossing · 1.5m from buildings · 5m from any existing or future intermittent stormwater flow Stormwater Management path such as an overland flow path or open drain Waikare Road, Kawakawa 15m · 15m from standing water Permitted impermeable surfaces: 600m² maximum · Field to be laid on slopes less than 25 degrees Lot 2 · 600mm minimum from groundwater with secondary Impermeable surfaces 21,504m² treatment Lot 1: Approximate impermeable surfaces: Existing onsite wastewater disposal field Permitted = 20,084m² x 15% = 3,013m² & 100% available reserve area

Existing studio: 114m² Existing dwelling: 277m² A Existing shed: 90m² Lot 1 Metal driveway: 1,641m² 20,084m² 2,122m² Existing studio Total = 10% Complies (Impermeable surfaces: 114m²)

Permitted Existing dwelling (Impermeable surfaces: 277m²) Lot 2: Approximate impermeable surfaces: B Greenfield Existing shed (Impermeable surfaces: 90m²) Lot 3: Approximate impermeable surfaces: Existing shed Existing Shed & farm tracks <1% (Impermeable surfaces: 40m²) Permitted

Lot 3 Verify all dimensions on site before commencing work & do not 162,630m² scale from drawings. Refer any discrepancies to O'Brien Design Consulting Ltd.

All work to be done in accordance with NZS 3604: 2011 and the NZ Building Code unless specifically designed.

This document and the copyright in this document remain the property of O'Brien Design Consulting Ltd. O'BRIEN DNESIG CONSULTING

T 09 407 5208 | [email protected] Project Title & 362 Waikare Road Kawakawa Lot 1 DP 168314

Sheet Title Wastewater Site Plan

Drawn 15 April 2020 Project No 2673 Legend Rev Sheet Available area for secondary wastewater disposal & 100% reserve area in accordance with TP58 Section 5, Table 5.3 & Regional Plan for Northland, Section C6.1.3, Table 9 C A01 Easement lines Scale ( A3 Original ) 1: 2500 25 12.5 0 25 50 m

7.0 Borehole Log

BOREHOLE LOG 1

Client Job No. 2673 Project Subdivision Date Drilled 17/08/2021 Site Address 362 Waikare Road, Kawakawa Drilled By M O'Brien Legal Description Lot 1 DP 168314 Drill Method 50mm hand auger

Depth Soil Map Graphic GWL Field Description Soil Category mm Reference Log

100 Slightly moist brown topsoil 4 200

300 400 500 600 700 Slightly moist orange CLAY 6

800 clay loam (RA) 900 Groundwater not intercepted 1000 Rangiora clay, clay loam & silty 1100 1200 1300 1400 1500 1600 1700 EOB 1800 1900 2000 2100

Graphic Log Legend The subsurface data described above has been determined at this specific borehole location and will not identify any variations away from this location. The data is for the determination of soil type for wastewater disposal applications only and is not to be used for geotechnical purposes.

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8.0 Statements & Limitations

1. Our responsibility for this report is limited to the property owner named on the front page of this document. We disclaim all responsibility and will accept no liability to any other person unless that party has obtained the written consent of O’Brien Design Consulting Ltd. O’Brien Design Consulting Ltd reserves the right to qualify or amend any opinion expressed in this report in dealing with any other party. It is not to be relied upon for any other purpose without reference to O’Brien Design Consulting Ltd.

2. Recommendations and opinions in this report are based on data obtained from the investigations and site observations at the time of the site visit. The nature and continuity of subsoil conditions at locations other than the investigation bores and tests are inferred and it should be appreciated that actual conditions could vary over the site. Site conditions may change, for example earthworks may occur and drains may be installed.

3. Opinions and judgements expressed are based on our interpretation and understanding of current regulatory standards and should not be construed as legal opinions. Where opinions or judgments are to be relied on they should be independently verified with appropriate legal advice.

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