2 Duplexes @ Grange Ave
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 site is large enough to comfortably accommodate the duplex, including outdoor space requirements without resulting in a cramped appearance. The single storey building height 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 passive surveillance of the street from the duplex. Infringements relating to outdoor living area and site coverage are negligible and 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.
Good ground as per NZS3604:2011 was not found on site given the identified liquefaction potential. Councils Consultant Geotechnical Engineer has reviewed the submitted geotechnical report and is satisfied that provided the recommendations of the Geotech report (SED TC2 Waffle Raft Foundation or other Specific Engineer Designed Foundations) are adopted, the proposal will not result in a significant risk from natural hazards.
While the proposal infringes standards relating to maximum crossing number and the distance from the intersection, 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.
The existing site profile will not change. Proposed consent conditions will provide for erosion and sediment management. These requirements will ensure that no temporary adverse effects will arise.
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, wastewater and stormwater (soakage) will ensure that the development will be adequately provided with services when completed.
Subject to the above conditions, the proposal is not contrary to the relevant objectives and policies of the Operative District Plan.
Having regard to section 104(1)(a) 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 assessment criteria and promotes the sustainable management of natural and physical resources.