12 residential buildings & Subdivision under PC12
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 proposal seeks to utilise the nationally mandated Medium Density Residential Standards (MDRS) implemented into the District Plan through the notification of Plan Change 12. Due to the lack of a Schedule 1 RMA process, these standards cannot be altered by submissions on the plan change and would have immediate effect upon notification if not for the presence of a Qualifying Matter (being Te Ture Whaimana – The Vision and Strategy for Waikato River). As the Units demonstrate adequate compliance with the MDRS, and the proposal has suitably addressed the Qualifying Matter through mitigation measures, the proposed standards have been considered in assessment of this application.
The site is large enough to comfortably accommodate the Units without resulting in an overly cramped appearance. While density is technically exceeded for the detached typology, the same number of units could be anticipated on site through a duplex typology – in line with the consented baseline – while compliant with density.
Compliance with building height standards and adequate front setbacks 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 adequate passive surveillance of the street.
Infringements relating to outdoor living area and site coverage will not compromise amenity values as the development matures. Requirements for the formation of the parking and manoeuvring areas will allow for all-weather use and help to protect the amenity values of neighbouring properties. Compliance with the submitted plans, including the landscaping proposals will achieve a development that will maintain residential amenity values.
While the proposal infringes standards relating to maximum crossing number, the safety and efficiency of the wider road network and the operation of existing crossings are not adversely affected given the site distances achieved and low speed roading environment.
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 and wastewater will ensure that the development will be adequately provided with services when completed.
As above, the proposed use of retention/reuse tanks has the dual purpose of reducing potable water demand to the site (i.e., reducing citywide reliance on Waikato River water take) and reducing load on the citywide stormwater network (i.e., reducing overflow of water to the River).
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.