Proposed Dwelling & Onsite Wastewater Disposal 18 Deeming
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Brett Sheldon Proposed Dwelling & Onsite Wastewater Disposal 18 Deeming Road, Okiato Williams & King, Kerikeri1 2 July 2020 1 Williams & King - a Division of Survey & Planning Solutions (2010) Ltd Surveyors, Planners, Resource Managers - Kerikeri and Kaitaia PO Box 937 Kerikeri Phone (09) 407 6030 Email: [email protected] 1.0 Overview The Applicants, Brett Sheldon and Fleur Aspen, propose a new dwelling at 18 Deeming Road, Okiato, in the Coastal Residential Zone. The new dwelling will be located within twenty metres of a vegetated area on the downslope side of the subject site. Clearance of indigenous vegetation is required to prepare the building site. Wastewater will be treated and disposed on site, and the proposed system requires a discharge consent and land use consent due to the site constraints (size and position in relation to the coastal marine area). The application site is zoned Coastal Residential in the District Plan. This application has been assessed as being a discretionary activity overall. 2.0 Description of Proposal Proposed Dwelling A new single bedroom dwelling is proposed, with the majority of the indoor area comprising a single level, and an internal staircase accessing a lower deck area and stairs accessing a higher car port via a covered deck. The floor area of the dwelling comprising the stair well and level 2 building area amounts to 101.6m². Deck areas amount to 84.6m² (note that the lower level deck is situated below the level 2 building). The carport will be 22.4m² and is accessed by a new driveway beyond the vehicle access to the existing shed. A shed that is under construction (having already received a building consent) is also shown on the plans, as having a toilet and shower added. This will be included in the building consent application for the new dwelling. The maximum height of the building is approximately 7.6m, as shown on Elevation 1 (refer to Appendix 1). Exterior materials comprise pre-painted steel roofing and a combination of pre-painted steel and rusticated cedar weatherboard cladding. Refer to the development plans in Appendix 1. Earthworks Minimal excavation will be required to cut and retain the site in the location of the carport, driveway and upper deck area (approximately 25m³), and to cut, retain and batter the level 1 platform (approximately 65m³). A Temporary Site Sediment Control Plan is attached in Appendix 1. Vehicle Access & Parking Vehicle access to the new dwelling will use the driveway being formed for the existing shed, directly off Deeming Road. Car parking will be available in the existing shed and proposed car port. Wastewater, Water Supply & Stormwater Management The site is not serviced in terms of sanitary sewer and a new onsite wastewater system will be installed. Refer to the Waterflow NZ Onsite Wastewater Design Report in Appendix 2. Water supply for domestic use and firefighting will be provided by two 25,000 litre water tanks on the site. Total impermeable surfaces will occupy approximately 380m². SHELDON – DEEMING ROAD 3.0 Application Site Details and Description Record of Title: NA24D/799 (refer to Appendix 3). Appellation: Lot 3 Deposited Plan 64099 Title Area: 1093m² more or less Address: 18 Deeming Road, Okiato Relevant Record of Title Interests: Nil (there is a private covenant recorded on the title – Land Covenant in Transfer 219016. The property is located at 18 Deeming Road in Okiato, overlooking Veronica Channel. Refer to the location maps below. The site slopes down from Deeming Road towards the coastal marine area to the north-west. It is currently in grass with regenerated Manuka scrub in the northern western part of the site, becoming denser at the lower and steeper part of the site. Building consent has been issued for the ‘Existing Shed’ shown on the Site Plan, and work has commenced. The subject site’s south eastern boundary has direct frontage to Deeming Road. The site’s north western boundary also adjoins legal road reserve, which separates the property from Veronica Channel. Photographs are presented in Appendix 4. Figure 1: Location Map SHELDON – DEEMING ROAD Figure 2: Cadastral Map 4.0 District Plan Activity Status 4.1 Coastal Residential Zone The proposal complies with the following relevant permitted activity standards: Residential Intensity Rule 10.8.5.1.2 does not limit the use of an existing site for a single residential unit for a single household, provided that all other standards for permitted activities are complied with. Our interpretation of this rule in relation to the proposal is that the existing site can be developed for a single residential unit, while the resultant breach of District Wide rules can be dealt with as a separate rule breach. It is therefore considered that the proposal complies with the permitted standard. Scale of Activities The use of the proposed residential dwelling will comply with permitted activity rule 10.8.5.1.3. Building Height Rule 10.8.5.1.4 limits building height to 8m – the maximum height of the building is less than this in compliance with this rule. SHELDON – DEEMING ROAD Sunlight Rule 10.8.5.1.5 requires that no part of any building project beyond a 45 degree recession plan as measured inwards from any point 2m above the ground level on any site boundary, and where a site boundary adjoins a legally established entrance strip, private way, access lot, or access way serving a rear site, the measurement shall be taken from the farthest boundary. The proposal complies with this permitted standard, as indicated on the Elevation Plans within Appendix 1. Stormwater Management Permitted activity Rule 10.8.5.1.6 limits impermeable surfaces to 50% or 1,000m² of the gross site area, whichever is the lesser. In this case 50%, or 546.5m². The cumulative amount of impermeable surfaces proposed will be approximately 379.1m², in compliance with this rule. Setback from Boundaries Permitted activity Rule 10.8.5.1.7 requires a minimum building setback of 3m from road boundaries, and 1.2m from other boundaries (with no set-back required for a maximum total length of 10m along any one such boundary). Furthermore, no less than 50% of the area between the road boundary and a parallel line 2m therefrom is required to be landscaped. As indicated on the site plan, the proposed building achieves setbacks exceeding 1.2m in relation to the north eastern and south western boundaries, with the exception of the low retaining wall behind the proposed car port, which will comply with the exemption. Building Coverage Permitted activity Rule 10.8.5.1.16 limits building coverage of a site to 45% of the gross site area or 900m², whichever is the lesser. In this case, 45% is the lesser amount, equating to 491.85m². The building coverage will comply with this standard. 4.2 District Wide Provisions Natural and Physical Resources Compliance with the following relevant rules is assessed below. 12.2.6.1.4 and 12.2.6.1.1(n): The site already has 500m² of cleared land. Approximately 120m² of vegetation clearance will be required. Comparison of the current extent of vegetation on the site with aerial photographs from 2009 and 2010 shows that the bush line has remained much the same. As such, consent is required in terms of restricted discretionary activity Rule 12.2.6.2.2 (Indigenous Vegetation Clearance in Other Zones). The matters that Council will restrict the exercise of its discretion to are commented on in Section 6.0 of this Report. 12.3.6.1.3 Excavation and/or filling in the …. Coastal Residential Zone This rule allows excavation and/or filling within the Coastal Residential Zone provided that it does not exceed 200m³ and does not involve a cut or filled face exceeding 1.5m in height. The definition of cut or fill face excludes any face of a height greater than 1.5m but no greater than 3m which is to be retained by a property engineered retaining wall and for which a building consent has been issued. The proposed earthworks will not exceed 200m³ in volume (taking into account the 50m³ excavation for the existing shed). Therefore, the proposal is considered to comply with the permitted activity standard for earthworks. SHELDON – DEEMING ROAD 12.4.6.1.2(a) Fire Risk to Residential Units Rule 12.4.6.1.2(a) requires residential units to be located at least 20m away from the drip line of any trees in a naturally occurring or deliberately planted area of scrub or shrubland, woodlot or forest. The new dwelling will be located less than 20m from the area bush on the north western portion of the property, with the separation distance being approximately 1.5 – 2.0m (refer to the site plan). This aspect of the application will be a discretionary activity under Rule 12.4.6.3. The relevant Assessment Criteria are addressed in Section 6.0 of this Report. 12.7.6.1.1(b) Setback from … the Coastal Marine Area: This rule requires any building and impermeable surface to be setback a minimum of 26m from the listed water bodies in the Coastal Residential Zone. The proposed dwelling will comply with this rule – refer to the Site Plan. 12.7.6.1.4(b) Land Use Activities Involving Discharges of Human Sewage Effluent: This rule requires land use activities which produce human sewage effluent, where the effluent is treated and disposed of on–site such that each site has its own treatment and disposal system, to be located no closer than 30m from the boundary of the coastal marine area.