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4.0 Onsite Wastewater Disposal Design

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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: 362 Waikare Road, Karetu August 2021 Page 1 • 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. 362 Waikare Road, Karetu August 2021 Page 1 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. 362 Waikare Road, Karetu August 2021 Page 2 362 Waikare Road, Karetu August 2021 Page 3 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 362 Waikare Road, Karetu August 2021 Page 4 NRC RPS Map – Coastal Environment and Outstanding Natural Character 362 Waikare Road, Karetu August 2021 Page 5 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: 362 Waikare Road, Karetu August 2021 Page 6 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 362 Waikare Road, Karetu August 2021 Page 7 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.
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