Home Far North District Council · SiteAddress/ 361 Waipapa Road, Kerikeri Location: LegalDescription: Lot 2 DP 38M72 Vat Number. 0021 3-1 0500 Certificate of Tile: 322432 Please

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Office Use Only

Application Number:

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Iteephone: 08S0 920 0?9

Phone: (09) 401 5200

fn: (09) 401 ?i 37

fmail: osk.u:(}f ndc.govt.nr

Web:ite: w*",.r.fndr.govl.nr

APPLICATION FOR RESOURCE CONSENT OR FAST.TRACK RESOURCE CONSENT

(Or Associated Consent Purcuant to the Resource Management Act {99{ (RMA))(lf applying for a Resource Consent pursuant to Sectlon 87AAC or 88 of the RMA, this form can be ueed to eatisfy the

requirements of Form g)

Prtor b, and during, completion of this application form, please refer to Resource Consent Guidance Nofes andSchedule of Fees and Charges - both available on the Council's web page.

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Have you met with a Council Resource Consent representative to discuss this application prior to lodqement? GI No

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O f".tTrack Land Use. I srboiuirion O Discharge

O extension of time (s.125) O Cn.ng" of conditions (s.127) O Chrng" of Consent Notice (s.221(3))

O Conr"nt under National Environmentalstandard (e.g. Assessing and Managing Contaminants in Soil)

O Otn"r (please specify)

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*The fust track for simple land use consents is restricted to consents with a controlled activity status and requires you provide anelectronic addres6 for service.

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Name/s: J & RWtiteheadTrust

Electronic Address forService (E-mail): [email protected]

phone Numbers: Wsrk. 021 439 623

postatAddress: 278 Access Road, Kerikeri

Home:

(oraltemative methodof service undersection 352 of the Act)

post Code: 0230

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Name/s: Rochelle Jacobs

Electronic Address forService (E-mail): rochelle@bayplan'co'nz

phone Numbers: Work: 09 407 5253 or 027 601 3312

postalAddress: 2 Cochrane Drive Kerikeri t(oralternative methodof service underseclion 352 of the Act)

Post Code: 0295

All correspondence will be sent by email in the first instanc€. Please advise us if you would prefer an alternative means ofcommunication.

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Name/s: JRWT Trustees Limited

PropertyAddress/: 361 Waipapa Road, KerikeriLocation

T" Applimmtilcl*'r ffiiltm fr*etml$s:Location and/or Property Street Address of the proposed activity:

SiteAddress/ 361 Waipapa Road, KerikeriLocation:

LegalDescription: Lot 2 DP 38M72 Vat Number. 0021 3-1 0500

Certificate of Tile: 322432Please remember to attach a copy of your Certificate of Title to the application, along with relevantconsent notices and/or easements and encumbrances (search copy must be less than 6 months old)

Site Visit Requirements:@security$ystemrestrictingacces8byCouncilstaff?l%Ehqls there a dog onlhe property? Ws l-ffi'lPlease provide details of any other entry restrictions that Council staff should be aware of, e.g. health and safetyicaretaker's details. This is inrportant to avoid a wasted trip and having to re-arrange a second visit.

Please call Jofin \Mritehead to arrange a time to undertake the site visit..His contact details are above.

$. ffi*s*rlp*fmm mf thu* Frmprmmw{;Please enter a brief desctiption of the proposal here. Attach a detailed description of the proposed ac{ivity and drawings (toa recognized scale, e.g. 1:100) to illustrate your proposal. Please refer to Chapter 4 of the District Plan, and GuidanceNotes, for further details of information requirements.

Consnet is sought to subdivide the house from the remaining farm land. Consent is also required

under the NESCS given the elevated levels of contaminants on propsoed Lot 1.

lf this is an application for an Extension of Time (s. 125); Cnange of Consent Conditions (s.127) or Change orCancellation of Consent Notice conditions (s.221(3)), please quote relevant existing Resource Consents andConsent Notice identifiers and provide details of the change(s) or extension being sought, with reasons forrequestingthem.

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O euilOing Consent (BG ref # if known) O RegionalCouncilConsent (ref #if known)

0 ru"tion.l Environmental Standard consent O Otn"r (please specify)

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The site and proposal may be subject to the above NES. ln order to determine whether regard needs to be had to the NES pleaseanswer the following (further information in regard to this NES is available on the Council's planning web pages):

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Subdividing land

Ooisturning, removing or sampling soil O nemoving or replacing a fuel storage system

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Every application for rcsource nnsent must be accompanied by an Assessment of Environmental Effects (AEE). This is areguirement of Schedule 4 of the Resource Management Act 1991 and an application can be rejected if an adequate AEE is notprovided. The information in an AEE must be specified in sufficient detail to satisfy the purpose for which it is required. Your AEE mayinclude additianal information such as Written Approvals from adjoining property owners, or affecied parties.

Please aftach your AEE to this application.

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This identifies the person ot entity that will be responsible for paying any invoices or receiving any refunds associated with processingthis resource consent. Please also refer to Council's Fees and Charges Schedule.

Name/e: (please writeall names in full)

Email:

PostalAddress:

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Q Cnanging the use of a piece of land

Post Code: O23OPhone Numbers: wo*: o2\,\Slh8 Home: Fax:

Fees lnformation: An instalment fee for processing this application is payable at lhe time of lodgement and must accompany your application in orderfor il to be lodged. Please note that if the instalment fee is insufficient to cover the actual and reasonable costs of woft undertaken to process theapplication you will be rcquircd to pay any additional costs. lnvoied amounts are payable by the 20s of the month folloWng invoice date. You mayalso be requircd to make additional payments if your application requires notification.

Declaraton concernlng Payment of Fees: l/we understand that the Council may charge me/us for all costs astually and reasonably incuned inprocessing this application. Subject lo my/our rights under Sections 3578 and 358 of the RMA, to objecl to any costs, l/we undertake to pay all andfuture proessing costs incuned by the Council. Without limiting the Far North District Council's legal rights if any steps (including the use of debtcollec{ion agencies) are ne@ssary to recover unpaid processing costs llne agree to pay all cosls of recowring thos€ processing costs. lf thisapplication is made on behalf of a trust (private or family), a society (incorporated or unincorporated) or a company in signing this application l/we arebinding the trust, society or company to pay all the above costs and guaranteeing

.to pay all the above cost$ i4 my/our personal capacity.

ls the piece of land currently being used or has it historically ever beenused for an activity or industry on the Hazardous lndustries and ActivitiesList (HAIL)

ls the proposed activity an activity covered by the NES? (lf the activity isany of the ac'tivities listed below, then you need to tick the 'yes'circle),

of bill payer - mandatory) Date:

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Note to applicantYou must include all information required by this form. The information must be specified in sufiicient detail to satisfy thepurpose for which it is required.You may apply for 2 or more resource consents that are needed for the same activity on the same form.You must pay the charge payable to the consent authority for the resource consent application under the ResourceManagementAct 1991.

Fast-track applicationUnder the fast-track resource consent process, notice of the decision must be given within 10 working ddys after the datethe application was first lodged with the authority, unless the applicant opts out of that process at the time of lodgement,A fast-track application may cease to be a fast-track application under section 87AAC(2) of the RMA.

Privacy lnformation:Once this application is lodged with the Council it becomes public information. Please advise Council if there is sensitiveinformation in the proposal. The information you have provided on this form is required so that your application forconsent pursuant to the Resource Management Act 1991 can be processed under that Act. lhe information willbe stored on a public register and held by the Far North District Council. The details of your application may also bemade available to the public on the Council's website, www.fndc.qgvt.nz. These details ar6 collected to inform thegeneral public and community groups about all consents which have been issued through the Far North DistrictCouncil.

Declaration: The information I have supplied with this application is true and complete to the best of my knowledge.

Date: \.\*\,.1(A signature is not required if the application is made by electronic means)

:'' : ;,' ;, i i,,.11: (please tick if information is provided)

o Payment (cheques payable to Far North District Council)

o A current Certificate of Title (Search Copy not more than 6 months old)

o Copies of any listed encumbrances, easements andlor @nsent notices relevant to the application

o Applicant / Agent / Property Owner / Bill Payer details provided

o Location of property and description of proposal

o Assessment of Environmental Effecls

o Written Approvals / correspondence from consulted parties

o Reports from technical experts (if required)

o Copies of other relevant consents associated with this application

o Location and Site plans (land use) AND/OR

o Location and Scheme Plan (subdivision)

o Elevations / Floor plans

o Topographical / contour plans

P/ease refer to Chapter 4 of the District Plan for details of the information that must be provided with an apptication. Please also referto the RC Checklist available on the Council's rveDs/e. This contains more helpfulfrnfs as to what information needs to be shown onplans.

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UNBOUND SINGLE SIDED NO LARGER THAN A3 in SIZE

J & R Whitehead Trust

BAY OF ISLANDS PLANNING LIMITED

PO Box 795

Kerikeri

Phone [09] 407 5253; Email – [email protected]

District Services Department

Far North District Council

John Butler Centre

Kerikeri

Attention: Ms Trish Routley

11 December 2019

Dear Trish,

Re: Proposed subdivision at Waipapa Road, Kerikeri.

Our clients J & R Whitehead Trust seek to establish a private school on proposed Lot 2. As part of this development it has been determined that the existing house on the property is surplus to requirements and as such resource consent is sought to subdivide this off as part of Stage 1 of this development. A subsequent consent for the school development being Stage 2 will follow once the supporting documents have been completed.

The site is zoned ‘Rural Production’ within the Far North District Council Operative District Plan with an overlay of Esplanade Priority along the rear boundary. The subdivision application has been assessed as a Non-Complying Activity and the NES consent has been assessed as a Restricted Discretionary Activity.

Prior to undertaking a site visit please contact John Whitehead to arrange the site visit. This will

ensure that there is no stock grazing the site or any other hazard which may impede undertaking

a site visit. He can be contacted on 021 439 623.

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

Yours sincerely, Rochelle Jacobs Consultant Planner

mailto:[email protected]

J & R Whitehead Trust Waipapa Road, Kerikeri Page 2 of 40

INTRODUCTION 1.1. Our client J & R Whitehead Trust seeks resource consent to subdivide off the existing dwelling

shown as Lot 1 on the subdivision plan in Appendix A of this application.

1.2. Consent is required under both the District Plan and National Environmental Standard for

Assessing and Managing Contaminants in Soil to protect Human Health (NES-CS).

1.3. The property is located on the southern side of Waipapa Road opposite Lacebark Lane. The site

extends from Waipapa Road through to the Whiriwhiritoa Stream. The legal description of the

property is Lot 2 DP 380472 and is held under ROT 322432. The site is 5.2037ha in area and is

accessed directly off Waipapa Road. The record of title and its associated documents can be

found within Appendix B.

1.4. The Whiriwhiritoa stream from the State Highway past the site through to where it intersects

with the Waipapa Stream is noted as being Esplanade Priority.

Figure 1 - General Location


1.5. Resource consent was granted in 2006 to undertake a boundary adjustment with the

neighbouring site. Both titles had dates which existed prior to the 28th April 2000 refer RC

2070022. This boundary adjustment was undertaken in two stages. Stage 1 involved the gifting

of 1.2194ha of land to the property to the west. As there were no changes in access, Stage 1 was

considered a Controlled activity. Stage 2 saw the existing ROW over Lot 1 DP 202219 form part

of 363 Waipapa Road. This part was uncertain as no sale and purchase price had been agreed.

This aspect of the consent was considered Non-Complying due to the change in access

arrangement. It appears that Stage 2 was not given effect to.

1.6. Given that this site has been subject to a boundary adjustment application which reduced the

size of the allotment, (as opposed to a subdivision under the applicable Restricted Discretionary

clauses) this has set a new title date which no longer predates the 28th April 2000. The

unintended consequence has resulted in the relinquishing of the sites subdivision opportunities

which results in a technical Non-Complying activity status. A copy of this previous subdivision

decision is attached within Appendix C.

1.7. The overall proposal is a Non-Complying Activity in terms of the Far North Operative District Plan

and a Restricted Discretionary Activity insofar as the NES-CS.

SITE DESCRIPTION 2.1. The site is located on the southern side of Waipapa Road approximately 600m from the Waipapa

State Highway 10 intersection. Lot 2 DP 380472 is generally rectangular in shape with a kink taken

out of the south western side of the site. As mentioned above the site adjoins the Whiriwhiritoa

Stream which has an area of Esplanade Priority located either side of the stream.

2.2. The topography of the property is undulating with the property generally sloping downwards

from the road to the Whiriwhiritoa stream. A general description of the site can be found within

the TP58 Report contained within Appendix E. The property contains a dwelling consented under

BP 707098. Its wastewater system has since been upgraded under BC 2011-1513. Both building

consent applications are attached within Appendix D. The dwelling and its infrastructure are

located on the North Western extremity of the site. The subdivision has been designed around

the location of the dwelling.

2.3. The property has previously been utilized for farming, contractor’s depot and for horticulture. At

time of undertaking a site visit the site was being utilized for farming activities. A Preliminary Site

Investigation and Detailed Site Investigation was produced prior to our clients purchasing the site.

A secondary Detailed Site Investigation and Remediation Action Plan have been produced to

incorporate the subdivision and subsequent school development. This second report draws on

the findings from the original investigation. These reports are included within Appendix F & G of

this application.

2.4. The site is zoned Rural Production within the District Plan and the most southern portion of the

site has the overlay of Esplanade Priority. No other resource features are present on this site.


Figure 2 - Zone Map

2.5. Access to the application site is directly off Waipapa Road. The current access point is to the

existing dwelling and is located on the Western periphery of the site. This access is shared with

the neighboring property. This access is constructed to a high standard and no upgrades to this

are anticipated as a result of the subdivision. A ROW through Lot 1 is sought to provide legal

access to proposed Lot 2. This is sought given that the exact location and size of the school

development is yet to be determined. Once the access point has been established as part of the

school development the intention is to cancel this proposed ROW. As such, we have offered an

either or, condition in the event that prior to 223 the school consent has been approved.

2.6. The application site has reticulated electricity, and telecommunications with wastewater

currently being disposed of on-site through an Anerobic secondary treatment wastewater system

BC 2011-1513 located within Appendix D. Water supply is via on-site collection. Both Chorus and

Top Energy have been contacted regarding any upgrade works required to service the subdivision

for electricity and telecommunications. This can be found within Appendix H & I. Far North

District Councils Specialist Planner – Urban Design has been contacted regarding the Esplanade.

This correspondence can be found within Appendix J. While both water and stormwater

infrastructure are available within Councils Road Reserve we understand that there is no capacity

to connect to Councils water supply network and as such no connections are sought as part of

this subdivision.


Figure 3 – FNDC Services Map

2.7. Being in close proximity to a stream it is no surprise that part of the site is subject to flood hazard.

The FNDC maps (Figure 5 below) indicates that the site is within the District Plan Flood Hazard

area shown as a pale overlay. The site is also noted as being within the 1:100-year flood plain as

shown by the dark blue and just within the 1:10 year flood plain as shown by the light blue. The

purple area which indicates a 1:10-year flood also is not shown to be within the property

boundaries. Figure 4 which is the NRC Maps is more up to date and has rules attached to the

mapped areas. As such when assessing the extent of the flood hazard on site, we have defaulted

to utilizing this information. The map indicates in light blue that the site is subject to the 1:100-

year flood event. The dark blue indicates the 1:10 year flood event and in green indicates

undulating terraces, which falls under the category of flood susceptible land. It is noted that the

green area as shown on Figure 4 does not have any regional rules associated with it.

2.8. The wastewater disposal fields on Lot 1 will need to be relocated within the new site boundary

as per the TP58 report recommendations and accompanying diagram in Appendix E. No part of

Lot 1 is located within the flood hazard area. Stage 2 of this development (being a separate

application) will address wastewater associated with the school on Lot 2. No other hazards have

been identified by either Far North Maps or the Regional Council Natural Hazards maps.

2.9. A review of the NZ Archaeological Association maps does not note any archaeological sites within

the surrounding area. Heritage New Zealand have been contacted to provide some feedback on

the development. This is contained within Appendix J.

2.10. The site does not contain any area of PNA as mapped by the Department of Conservation.

2.11. The site is mapped as kiwi present by the Department of Conservation. This is depicted below

in Figure 6.


Figure 6 – Kiwi Present Area

2.12. The soil type on site is mapped as 3s2 and 3w2. The Regional Policy Statement for Northland

describes soils mapped as 3s2 as being Highly Versatile but does not include soils which are

mapped as 3w2. The proposed National Policy Statement on Productive Land includes all category

1, 2 & 3 soils as being Highly Versatile.

Figure 5 – FNDC Hazard Layers (FN Maps)

Figure 4 - NRC Hazards Maps


DESCRIPTION OF THE PROPOSAL 3.1. Our client seeks consent to subdivide the site to create one additional 4000m2 allotment around

the existing dwelling. Consent is also sought under the NES for the subdivision activity given that

we could not produce a PSI that concluded that the subdivision would be highly unlikely to have

an effect on human health, triggering the need for a Detailed Site Investigation which has

recommended remediation.

REASONS FOR CONSENT

Far North Operative District Plan

4.1. Under the Far North District Plan, the site is zoned ‘Rural Production’. On the southernmost

portion of the property the site contains an overlay indicating esplanade priority.

4.2. The following Table assesses both the proposed activity against the relevant District Plan

standards.

Table 1 – Subdivision Standards

Performance Standard Comment

Rule 13.7.2.1 Minimum area

for vacant new lots and new

lots which already

accommodate structures

The proposal will result in Lot 1 – 4000m2 and Lot 2 –

4.8037ha. As the site did not exist prior to 28th April 2000, no

additional subdivision rights exist.

Non-Complying Activity

Rule 13.3.7.2.2 Allotment

Dimensions

A 30m x 30m building area can be accommodated on both Lots

1 & 2.

Permitted Activity

Figure 7 – Area of 3s2 Soil Figure 8 – Area of 3w2 Soil


Table 2 - Rural Production Performance Standards


Rule 8.6.5.1.1 Residential

Intensity

Lot 1 will contain the existing dwelling. No development as

part of this application is sought on Lot 2.

Permitted Activity

Rule 8.6.5.1.2 Sunlight The existing dwelling and sheds on Lot 1 are sufficiently

setback from the new boundary to comply with sunlight.

Permitted Activity

Rule 8.6.5.1.3 Stormwater

Management

Lot 1 currently contains two sheds, a dwelling and driveway

area. Some driveway will be re-grassed and one dilapidated

shed will be removed. As a result of removing these surfaces a

total of 600m2 of Lot 1 will be covered in impermeable

surfaces. This equates to 15% of the total site area which is

within the permitted activity threshold. There are no buildings

on Lot 2 and any impermeable surfaces that do exist would be

well below the permitted threshold.

Permitted Activity

Rule 8.6.5.1.4 Setback from

Boundaries

The existing buildings on Lot 1 will all be set well back from the

new boundary.

Permitted Activity

Rule 8.6.5.1.5 Transportation A full assessment has been undertaken in Table 3 below.

Rule 8.6.5.1.6 Keeping of

Animals

Not Applicable.

Permitted Activity

Rule 8.6.5.1.7 Noise Not applicable.

Permitted Activity

Rule 8.6.5.1.8 Building Height No new buildings.

Permitted Activity

Rule 8.6.5.1.9 Helicopter

Landing Area

Not Applicable.

Permitted Activity

Rule 8.6.5.1.10 Scale of

Activities.

Not applicable.

Permitted Activity

Rule 10.7.5.1.11 Temporary

Events

Not applicable.

Permitted Activity

Table 3 - Applicable District Wide Standards


Rule 12.3.6.1.1 Excavation

and/or filling, excluding mining

and quarrying, in the Rural

Production Zone or Kauri Cliffs

Zone

153m3 from the Control Area plus 120m3 from Area of

Interest 1 and 28m3 from Area of Interest 2. Total Cut 301m3

cut + Total Fill 602m3 (clean fill from offsite plus placing of fill

from control and interest areas) of earthworks will be required

to remediate both Lots 1 & 2. This is well below the permitted

standard of 5000m3.

Permitted Activity


Rule 12.3.6.1.4 Nature of

Filling Material in All Zones

Clean fill will be used to infill the Control Area and Areas of

interest.

Permitted Activity


Lakes, Rivers and the Coastal

Marine Area

In 2007 the site was subject to a boundary adjustment

(Appendix C - RC 2070022). This consent assessed the stream

as being an average of 2.5m in width. This rule is therefore not

applicable.

Permitted Activity


smaller Lakes, Rivers and

Wetlands

The stream was assessed as being 2.5m in width, as such the

permitted setback standard is 2.5m. All buildings on Lot 1 are

well outside this setback standard. No buildings are sought on

Lot 2 as part of this application.

Permitted Activity

Rule 12.7.6.1.4 Land Use

Activities involving discharges

of human sewage effluent

Not applicable as the Whiriwhiritoa stream is not considered a

river given that the average width is less than 3m wide where

it passes through the site.

Permitted Activity

Table 4 - Applicable Financial Contributions assessment


Rule 14.6.1 Esplanade Areas The stream is less than 3m in average width and as such there

is no provision within the rules for esplanade reserve or strip

to be taken as part of the subdivision application.

Permitted Activity

Table 5 - Applicable Traffic Access and Parking Standards


Rule 15.1.6A.2.1 Traffic

Intensity

Lot 1 – 1 Dwelling

Lot 2 – Production Land

Permitted Activity

Rule 15.1.6B.1.1 On-site car

parking spaces

Lot 1 – Dwelling has adequate car parking available on-site.

Lot 2 – Not Applicable

Permitted Activity

Rule 15.1.6B.1.4 Accessible Car

Parking Spaces

Lot 1 – None required.

Lot 2 – Not applicable.

Permitted Activity

Rule 15.1.6B.1.5 Car Parking

Space Standards

Lot 1 – Complies.

Lot 2 – Not applicable.

Permitted Activity

Rule 15.1.6B.1.6 Loading

Spaces

The sites are not located within a commercial or industrial

zone and as such no loading bays are required for this

development.

Permitted Activity


Rule 15.1.6C.1.1 Private

Accessway in all zones

The access to the dwelling is existing and is formed to a high

standard. No upgrades are considered necessary.

Permitted Activity

Rule 15.1.6C.1.4 Access over

footpaths

No footpaths currently adjoin the site.

Permitted Activity

Rule 15.1.6C.1.5 Vehicle

crossing standards in Rural and

Coastal Zones

No new vehicle crossings are required to service this

development.

Permitted Activity

Rule 15.1.6C.1.7 General

Access Standards

There will be adequate manoeuvrability within carparking

areas such that no vehicles need to reverse off the site. Heavy

rigid vehicles have sufficient space to access the site.

Permitted Activity

Rule 15.1.6C.1.8 Frontage to

Existing Roads

Waipapa Road is able to meet the Councils Engineering

standards are guidelines. The site only has one road frontage.

There are no road encroachments.

Permitted Activity

Rule 15.1.6C.3 Affected

Persons

The site is located more than 90m from the intersection with

State Highway 10. As such NZTA is not considered an affected

party to this development.

Permitted Activity

4.3. Overall, the Subdivision application falls to be a ‘Non-Complying Activity’ in accordance with

section 104B & 104D of the Resource Management Act.

National Environmental Standard

4.4. The site has been classified as HAIL given the previous historical uses as detailed within the

Preliminary Site Investigation and the two Detailed Site Investigation reports within Appendix F

& G.

4.5. The following Table assesses the subdivision against the applicable regulation’s clauses.


Clause 8(3) Disturbing Soil Proposed Lot 1 - 153m3 of soil will be removed from this site

onto Proposed Lot 2 prior to 224c.

Proposed Lot 2 - 120m3 and 28m3 of Soil from the two Areas

of Interest will be moved elsewhere on Lot 2 likely at time of

the school construction works.

(a) In both cases the soil in the control area and the areas of

interest contain contaminants which are below the standards

which would have an effect on a Commercial/Industrial

Outdoor Worker. The RAP details that the soil will be moved

to either a stockpile on Lot 2 which will act as an eventual earth

bund or be placed under the future carparking area to

minimise the exposure of humans to mobilised contaminants.


(b) The soil will be reinstated to an erosion resistant state at

least 1 month after the works have been completed on site.

(c) the total volume of soil which requires disturbance is

301m3 this equates to less than 25m3 per 500m2 of land. As

detailed within the DSI the piece of land is considered the

entire site.

(d) Not soil will be removed from Lot 2 DP 380472.

(e) soil will be deposited elsewhere on proposed Lot 2 where

the end use for the site will be a Residential 10% scenario in

which the Control and Interest Areas can comply with.

(f) it is not anticipated that the duration of the remediation will

last more than 2 months. Note that the elevated soil on Lot 1

may be completed separately for the areas of interest on Lot

2.

(g) no structures will be utilised to contain contaminated soil.

Permitted Activity

Clause 8(4) Subdividing or

changing use

(a) A Preliminary site Investigation exists.

(b) The PSI is unable to state that it is highly unlikely that there

will be a risk to human health.

(c) there is a site plan.

(d) the documents have been submitted with this application.

Cannot Comply

Clause 9(3) Subdividing or

changing use

(a) A Detailed Site Investigation exists.

(b) The DSI is unable to state that the soil contamination does

not exceed the applicable soil contaminant standards.

(c) the documents have been submitted with this application.

(d) not applicable

Cannot Comply

Clause 10(2) Restricted

Discretionary Activities

(a) A Detailed Site Investigation exists.

(b) The DSI states that the soil contamination exceeds the

standards.

(c) the documents have been submitted with this application.

(d) conditions from the assessment criteria will be discussed

within the Assessment of Environmental Effects.

Restricted Discretionary Activity


STATUTORY CONSIDERATIONS 5.1. Section 104B & 104D of the Resource Management Act (RMA) governs the determination of

applications for Non-Complying activities. Section 104C of the RMA governs the determination of

Restricted Discretionary applications.

5.2. With respect to Non-complying activities (Subdivision) under section 104B, a consent authority is

unrestricted in relation to the matters covered.

5.3. With respect to Restricted Discretionary activities (NES) under section 104C, a consent authority

is restricted to the specified matters identified within the regulation.

5.4. Regarding 104D, a case needs to be made whether the adverse effects on the environment will

be no more than minor or that the activity will not be contrary to the objectives and policies of

the Far North District Plan.

5.5. 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; 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.”

ASSSESSMENT OF ENVIRONMENTAL EFFECTS 6.1. Section 104 (1)(a) requires that consent authorities have regard to any actual or potential effects

on the environment of allowing the activity. Section 2 of the RMA defines ‘Environment’ as

follows:

6.2. Section 3 defines the meaning of ‘effect’ to include:

6.3. Potential positive effects associated with this activity are that a relatively affordable home within

close proximity to Kerikeri will now be available for purchase. The latest Stats NZ data has

revealed that the average salary in Kerikeri was $46,255 per annum, and the median house price

last year was $679,000, approximately 14.7 times the average wage. Providing more affordable

housing in the area will ensure families are able to afford to live and work in the area. The

subdivision of the house also helps to fund the adjacent school project on Lot 2. The school is

currently in a position where they need to vacate their current premises by the end of the year.

Lot 2 provides them with an alternative site to develop their school in the future which provides

additional educational services for the wider Kerikeri Area as a whole. The wider Kerikeri Area is

currently struggling to provide adequate services to cater for all education needs and

requirements.


6.4. Potential adverse effects associated with this activity relate to the Subdivision of the site and

Contaminated Soils. These will be addressed in the sections below.

6.5. As detailed above, this site is affected by the NESCS (National Environmental Standard for

Assessing and Managing Contaminants in Soil to Protect Human Health). No other NES is

considered applicable to this application.

6.6. Recently the Ministry of Primary Industries have released a Proposed NPS on Highly Productive

Land. This is yet to be gazetted and section 104 does not require any assessment of this

document. The Ministry for the Environment have also recently sought submissions on a revised

NPS on Urban Development. This is also yet to be gazetted and as such has not formed part of

this assessment. No other regulations or National Policy Statements are considered applicable to

this application. The RPS and applicable plans will be assessed in the sections below.

Subdivision This activity has been assessed against the relevant assessment criteria within chapter 13.10 of the District Plan.

ALLOTMENT SIZES AND DIMENSIONS

6.7. Lot 1 will be of a sufficient size to provide for future rural lifestyle living. For the purposes of this

assessment Lot 2 has been assessed as remaining as a productive allotment. Each allotment can

provide a 30m x 30m buildable area without encroaching upon any boundary setback. Lot 1

contains the existing dwelling and the wastewater infrastructure will be relocated to be fully

within the new site boundaries. The sites are being subdivided to provide for future rural lifestyle

development on Lot 1 which is consistent with the neighbouring uses. Lot 2 will remain as a

productive allotment. Allotments within the immediate area range in size from 3000m2 through

to approx. 44ha. The site is located within an area which is zoned rural, with huge development

pressures for urbanization coming from both nearby Waipapa and Kerikeri townships.

Neighbouring sites immediately north of the site have a number of smaller lifestyle properties

ranging from 3792m2 - 8556m2. Properties to the East of the site have also been developed for

rural lifestyle purposes and range between 4000m2 and approx. 1ha in area. Sites to the West

and the South are yet to be developed but immediately to their East are Rural zoned sites

developed with industrial activities such as Promax and the Advance Build show home. Consent

has recently been granted for ITM to establish on the corner of SH10 and Waipapa Road. The

development on Lot 1 is existing so there will be no change in character. As detailed above, other

sites on surrounding properties are also of a similar size and used for lifestyle development. As

such the subdivision is considered compatible with the adjoining subdivision patterns and

landuse activities.

6.8. The development is located within the Rural Production zone. While this zone generally provides

for larger allotments, the site is located within an established rural lifestyle area with smaller

allotments located to the North and East of the site. The Rural Production zone does not prohibit

but allows for appropriate "rural residential" development. In this case, the site was originally

over 6ha in area and in 2007 was the subject of a boundary adjustment with the neighbouring

site. Had the land which was amalgamated into the neighbouring property been a subdivision,

the site would have retained residual rights to further subdivide off Lot 1 as a Restricted


Discretionary Activity. Given the site history and the surrounding development patterns, the

allotment sizes proposed are considered appropriate.

6.9. Any cumulative effects of this subdivision are likely to be no more than minor given that the land

use development is already existing. The site is located within an area highly sought after for

urbanization. This site is surrounded by similar development patterns. It is also considered

unlikely that any other effects will arise over time which would result in adverse cumulative

effects.

NATURAL AND OTHER HAZARDS

6.10. The site boundary is the Whiriwhiritoa Stream. The stream is surrounded by a notation of

esplanade priority and Lot 2 contains areas of land subject to both the 1:10 and 1:100 year flood

events as depicted in Figure 5 & Figure 4 above. The land subject to flooding is located at the rear

of Lot 2 with no impact on Lot 1 whatsoever. There is sufficient space on Lot 2 to provide a future

development which does not encroach on any of the flood susceptible land. As discussed in the

preamble to this development we are currently putting together a proposal to construct a future

school on Lot 2. As part of this development we are looking at ways in which the school could

utilise this flood susceptible land. As such we request that an advice note be placed on the

consent advising that part of the site is subject to natural hazard. This ensures that the hazard is

noted, however will not restrict development within this flood susceptible area. If as part of the

school application development works are sought this matter can be addressed at this stage. If a

consent notice is required, we ask that we are able to review and comment on this prior to the

decision being issued. We, however, offer the following:

Advice Note:

Lot 2 contains areas which are identified by both the Far North District and Northland Regional

Council as likely to be flood susceptible, wherein there is a potential risk to life, property and the

environment due to natural hazard processes. Any built development intended to be undertaken

within these areas may require a suitably qualified and experienced engineer’s report to be lodged

with any District or Regional Consent.

6.11. Given the above and the size of Lot 2, it is considered unlikely that the flood hazard will have

any adverse effects on future land uses as a result of this subdivision.

6.12. The site has been identified as a HAIL site. Consent is required for some remediation of Lot 1.

This will be addressed within the sections below which specifically relate to the NES. Consent

under the NES is sought to change the use of Lot 2 from production to a future school which has

been assessed as a more conservative Residential 10% scenario. Other areas of the school such

as a field are less conservative and areas such as the preschool have been assessed as more

conservative in reviewing test results. In changing the landuse scenario now, this avoids the need

to revisit this aspect in later resource consent applications. A specific assessment under the NES

can be found under the NES heading in the sections below.


WATER SUPPLY

6.13. While Councils reticulated water supply runs along Waipapa road, there is currently no

capacity for additional connections. As such we have assessed the proposal with no ability to

connect to the reticulated water supply. Water supply to any future development on Lot 2 will

need to be via on-site roof water collection unless additional capacity is sourced.

6.14. In regard to Fire Fighting Water supply it is considered that this will be addressed at time of

building consent for the future development on Lot 2. It is assumed that Councils standard

consent notice will be utilised. As this only refers to a dwelling we do not anticipate that this will

have any impact on the future school development.

Consent Notice

In conjunction with the construction of any dwelling, and in addition to a potable water supply, a

water collection system with sufficient supply for firefighting purposes is to be provided by way of

tank or other approved means and is to be positioned so that it is safely accessible for this purpose.

These provisions will be in accordance with the New Zealand Fire Fighting Water Supply Code of

Practice SNZ PAS 4509 or any variation with the approval of Fire and Emergency NZ.

STORMWATER DISPOSAL

6.15. No reticulated stormwater disposal is available for this site. Lot 1 is already developed with a

dwelling with roof water being captured and utilised as a potable water source. As detailed on

the Impermeable Surfaces plan, the existing shed and part of the existing driveway will be

removed and reverted back to grass.

6.16. A condition of consent will be required prior to 223 that the shed and driveway be removed

such that the allotment is able to comply with the permitted stormwater management standard

for the underlying zone. While normally physical works would be a condition at 224c we are

seeking this be undertaken earlier such that if there is an issue the boundaries can be adjusted at

time of 223 certificate approval. We offer the following condition of consent.

Prior to 223 certificate:

1. The consent holder shall provide confirmation that the shed and driveway indicated on the

Scheme plan for demolition has been undertaken such that the impermeable surfaces

coverage on Lot 1 is able to comply with the permitted standards for stormwater

management.

6.17. The ROW to Lot 2 is located on Lot 1. While it is not planned to utilise this access in developing

Lot 2 as a school, if this development does not proceed and the formation of the ROW is required,

landuse consent under the current rules would be required. It is requested that this also be

conveyed within the resource consent decision as an advice note.

6.18. Lot 2 as detailed above will be seeking consent as a school. As part of this resource consent

process stormwater management will be addressed. In the event that the school activity does

not go ahead any future development on Lot 2 will be required to address stormwater at building


consent stage. Given the size of the allotment it is unlikely to trigger any resource consent for

stormwater management unless a large development is undertaken on site.

SANITARY SEWAGE DISPOSAL

6.19. No reticulated wastewater infrastructure is available for this site. Wastewater infrastructure

for Lot 1 will need to be relocated to ensure it is fully contained within the new boundaries. A

TP58 report was originally provided noting that the infrastructure would be relocated along the

North Western boundary. However, given that this has been set aside for ROW the infrastructure

has been relocated to the North Eastern boundary. The TP58 provided with accompanying

drawings is provided within Appendix E. A building consent will be required to move this

infrastructure and it is recommended that this become a condition of consent.

Prior to 224(c):

Provide evidence that the wastewater system servicing Lot 1 has been relocated and upgraded in

accordance with the TP58 report prepared by BOI Plumbing and Drainage dated 15/11/2019.

Note: A building consent will be required to relocate this infrastructure.

6.20. There is no wastewater system located on Lot 2. We request that Councils standard consent

notice condition requiring an investigation be undertaken prior to installing a wastewater system

on site be a consent notice condition.

ENERGY SUPPLY

6.21. Lot 1 is currently serviced. Top Energy have provided comments on the proposal advising that

they their requirements for this subdivision are Nil. Refer Appendix I.

TOP ENERGY TRANSMISSION LINES

6.22. The site is not in close proximity to any transmission powerlines designed to operate at or

above 50 kV.

TELECOMMUNICATIONS

6.23. Lot 1 is currently serviced with telecommunications infrastructure. Chorus have provided

confirmation that they can service Lot 2 if required. Given the large size of Lot 2, the fact that the

location of the school entranceway is yet to be determined and that the school will require some

larger upgrades to the telecommunications infrastructure we request that no

telecommunications infrastructure be required as part of this subdivision development. We

request that Councils standard condition regarding no power or telecommunications

infrastructure being installed to the site be registered on the title of Lot 2. Our correspondence

with Chorus can be found within Appendix H.

Consent Notice

Reticulated power supply or telecommunication services are not a requirement of this subdivision

consent. The responsibility for providing both power supply and telecommunication services to

Lot 2 will remain the responsibility of the property owner.


EASEMENTS FOR ANY PURPOSE

6.24. A ROW easement will be required over Lot 1 in favour of Lot 2. It is anticipated that once the

school design has been completed and all necessary reports finalised that this application will be

lodged. This may be completed prior to 223 for the subdivision being undertaken, and as such we

recommend the following condition.

Prior to 223:

Either show ROW A over Lot 1 in favour of Lot 2; or provide confirmation of an alternative access

point to Lot 2 from Waipapa Road.

PROVISION OF ACCESS

6.25. Access to Lot 1 will be via the existing crossing off Waipapa Road. Access to Lot 2 will be by

way of a ROW over Lot 1 unless resource consent is granted for the school prior to 223 being

obtained. It is unlikely that the ROW will be utilised and as such we request that a consent notice

be placed on Lot 2 noting that no formed access to this site has been constructed. In the event

the ROW is used a landuse consent is likely to be required for additional impermeable surface

coverage on Lot 1. If the ROW is not utilised a Vehicle Crossing permit or resource consent will

be required to form a new access off Waipapa Road.

“As part of Subdivision consent RC … No physical access was required to be formed for Lot 2.

While legal ROW access over Lot 1 in favour of Lot 2 is present, a landuse consent may be

required to cover the additional impermeable surfaces on this site. If forming a vehicle crossing

off Waipapa Road, a Vehicle Crossing Permit Application or Resource Consent application will

be required which addresses adequate sight distances and formation standards.”

NZTA were not considered an affected party to this proposal.

EFFECT OF EARTHWORKS AND UTILITIES

6.26. It is not anticipated that any earthworks will be required for this subdivision application, with

the exception of the remediation works for the elevated contamination on Lot 1 and areas of

interest on Lot 2.

BUILDING LOCATIONS

6.27. Lot 1 has an existing dwelling and the TP58 report provided within Appendix E requires that

the wastewater dripper lines be relocated to fit within the new site boundaries. Lot 2 will remain

greater than 4ha in size and has adequate space to develop a future dwelling with a future

wastewater system on site.

PRESERVATION AND ENHANCEMENT OF HERITAGE RESOURCES, VEGETATION, FAUNA AND

LANDSCAPE, AND LAND SET ASIDE FOR CONSERVATION PURPOSES

6.28. The site does not contain any areas of Significant Indigenous Vegetation, Heritage Resources,

Landscape Features or Sites of Cultural Significance to Maori.


6.29. While this is the case, Heritage New Zealand have requested that prior to earthworks or

development being undertaken that an archaeological assessment of the site be completed.

Correspondence with Heritage New Zealand has been provided within Appendix K. We therefore

offer the following condition:

Prior to 223:

Provide to the Council’s resource consents manager or other duly delegated officer, an

archaeological assessment of Lots 1 & 2, prepared by a qualified archaeologist, in order to

determine whether there is any archaeological material that may be damaged, removed or

otherwise affected by the proposed remediation. Any recommendations made in the report are

to be adhered to by the consent holder, including obtaining an authority from Heritage New

Zealand Pouhere Taonga to modify, damage or destroy the archaeological site, if required.

6.30. The site is also located within an area noted as Kiwi Present by the Department of

Conservation. The site is located quite some distance from any area of Kiwi Concentration, as

such in accordance with Councils Practice Note we offer Councils standard advice note on cats,

dogs and mustelids.

Advice Note:

The consent holder is advised that the site is within an area identified by the Department of

Conservation as a medium density kiwi area. Therefore, mustelids should not be introduced or

kept on site and it is recommended that care should be taken with the keeping of cats and dogs,

as these animals may cause adverse effects on the kiwi population that may inhabit the area. For

more information on these areas please contact the Department of Conservation.

6.31. The Esplanade Priority area will be discussed in detail below.

SOIL

6.32. As detailed in Figure 7 & Figure 8 above the site contains two soil classifications being 3w2

and 3s2. 3w2 covers the majority of the site and is not regarded as being a highly versatile soil by

the Regional Policy Statement for Northland. The proposed National Policy Statement on

Productive Soils does classify both 3w2 and 3s2 as being highly versatile. However, this is yet to

be gazetted, and as such is not a document that can be referred to at this point in time. 3s2 is

considered as a highly versatile soil within the Regional Policy Statement. 3s2 soil is located along

the north western corner of the property and fully embodies proposed Lot 1 and part of proposed

Lot 2. Lot 1 by being subdivided, will be removed from production. While this is the case the built

development on Lot 1 has already removed the land from being productive. As such, this

subdivision will not result in any different effect than what is already occurring on site. The

neighbouring subdivision patterns and the sites close proximity to urban zoned land also illustrate

that this area is rapidly changing from rural to lifestyle and urban landuses. While the soils may

be highly versatile it is becoming increasing difficult to undertake rural production type activities

without causing any reserve sensitivity impacts on the rapidly enclosing development from both

Waipapa and Kerikeri. For Lot 2, this soil covers approx. 2ha which is a sufficient area to continue

primary production activities (if the owners decide to undertake this form of activity). As

discussed above establishing a Rural Production type activity on this land in this changing


environment will be difficult, which is one of the reasons why the owners seek to establish a

future school on this allotment. This issue of productive soils will be covered off in the future

landuse application. As such, it can be concluded that any impact on the life supporting capacity

of soils is already existing on Lot 1, and while not currently an issue on Lot 2 the changing

environment will make any future production activities difficult to be undertaken. The overall

effects of this subdivision on Soils is considered to be no more than minor.

ACCESS TO WATERBODIES

6.33. The application site directly bounders the Whiriwhiritoa Stream. The stream is air marked for

future esplanade by the Esplanade Priority along either side of the stream. While this is the case,

the stream where it passes through the site only has an average width of 2.5m and as such cannot

be taken as reserve. We have discussed this with Councils Specialist Planner – Urban Design. This

correspondence can be found within Appendix J. It is noted that the previous boundary

adjustment consent also made the same determination. The extract from this report is as follows.

Figure 9 - Extract from RC 2070022 on taking esplanade

LAND USE INCOMPATIBILITY

6.34. The proposal is consistent with the allotment sizes of surrounding properties within the

immediate area. Neighbouring landuses are a mixture of rural, residential, lifestyle and

horticulture. Lot 1 will be located directly opposite residential/lifestyle dwellings with a small

corner of the site being opposite the existing kiwifruit orchard. Given that there will be no change

in the development on site as a result of this subdivision there will be no change in effect. As

such, it can be concluded that there will be no land use incompatibility issues. Lot 2 will remain

in large paddocks as a result of this consent. No landuse incompatibility issues are anticipated.

PROXIMITY TO AIRPORTS

6.35. The site is located more than 1.2km from the Kerikeri Airport.

NATURAL CHARACTER OF THE COASTAL ENVIRONMENT

6.36. The proposal is not located within the Coastal Environment.

ENERGY EFFICIENCY AND RENEWABLE ENERGY DEVELOPMENT/USE

6.37. No renewable energy developments form part of this application.


NATIONAL GRID CORRIDOR

6.38. The proposal is not within the National Grid Corridor.

AFFECTED PARTIES

6.39. The creation of one new lot, which is consistent in terms of size and character with

neighbouring allotments is not considered to have any adverse effects beyond the property

boundary. Lot 1 is already developed and as per the assessment above and attached reports can

provide for all servicing and infrastructural requirements within the new property boundaries.

Lot 2 will remain a large allotment with adequate space to provide for future development in a

variety of locations on site.

6.40. While the application is a Non-Complying activity, as mentioned in the sections above the

development will be in keeping with the character of the surrounding area and will be consistent

with the existing subdivision patterns. The development is only Non-Complying as in 2006 a

boundary adjustment between the site and the neighbouring property was undertaken. If the

land which was adjusted with the neighbour was treated as a separate site and was subdivided

first and then amalgamated with the neighbouring site, rather than being boundary adjusted, this

exact subdivision scenario would be treated as a Restricted Discretionary activity. Unfortunately,

the way in which the rules are written does not allow boundary adjustments to utilise any residual

subdivision rights. Most landowners are unaware of the consequences of undertaking a boundary

adjustment under the current rule framework. In cases where land is gained, a site still maintains

those residual rights. However, where land, no matter how big or small is taken those subdivision

rights are lost. In this case, the land which was transferred to the neighbour equated to approx.

1ha which if treated as a separate site could fall under the Restricted Discretionary clause 3

criteria. If that clause was used, residual rights for another site with a minimum allotment size of

4000m2 could be created. In my opinion this subdivision will not cause any effects over and above

a Restricted Discretionary subdivision application.

6.41. Development of this nature is anticipated within this rapidly changing environment. The

existing development on Lot 1, means that no further development can occur under the current

rule framework without the requirement for additional landuse consents. Given that subdivisions

of this nature are expected and are occurring elsewhere along Waipapa Road, and further that

the development on Lot 1 is already existing, it is not considered that the neighbouring properties

will be adversely impacted by this proposal.

SUBDIVISION SUMMARY

6.42. The actual and potential effects of undertaking this subdivision are assessed to have a no more

than minor adverse impact on the environment and will assist in generating positive effects such

as providing an additional affordable home within close proximity to Kerikeri and furthermore

will provide a site to be developed for a future school.


National Environmental Standard This activity has been assessed against the relevant assessment criteria within clause 10(3) of the Resource

Management (National Environmental Standards for Assessing and Managing Contaminants in Soil to Protect

Human Health) Regulations 2011.

THE ADEQUACY OF THE DETAILED SITE INVESTIGATION

6.43. The Detailed Site Investigation has been produced and reviewed by Suitably Qualified

Practitioners. Site Sampling has been a mixture of judgemental sampling based on site history,

field walkovers and site sampling guidelines. Analysis of the samples has been processed by Hills

Laboratory which is an accredited facility. The risk assessment is considered low given the in-

depth investigation and sampling of the site, as well as the remediation proposed.

THE SUITABILITY OF THE PIECE OF LAND FOR THE PROPOSED ACTIVITY, GIVEN THE AMOUNT

AND KIND OF SOIL CONTAMINATION

6.44. The elevated levels of contamination are marginally over the Residential 25% scenario and

within the Residential 10% scenario. The contamination is contained within a specified area and

can easily be remediated such that the site will be suitable for ongoing residential habitation in

the future.

THE APPROACH TO THE REMEDIATION OR ONGOING MANAGEMENT OF THE PIECE OF LAND,

INCLUDING

6.45. Remediation of Lot 1 is sought. The report recommends that the soil which exceeds the Rural

Lifestyle 25% produce be removed from proposed Lot 1 and placed on proposed Lot 2 which has

been assessed as Residential 10% produce and in which the soil can comply. As the soil of concern

is slightly elevated the report recommends that the material be placed in either the proposed

earth bund or under the proposed carparking area such that there will be no pathways existing

between the soil and any person. The remediation management methods are considered

satisfactory such that any risk to human health will be minimal.

6.46. The remediation works will be done either prior to or at the same time as the bulk earthworks

on the neighbouring property when developing the school. Given the small area which requires

remediation it is not anticipated that these works will exceed the specified timeframes within the

regulation.

6.47. No elevated levels of contamination will remain on Lot 1. Some elevated levels of

contamination will be present on Lot 2 either under the earth bund or under the proposed

carparking area. While this is the case, this soil will have contaminants which are lower than the

soil contaminant standard for the school activity.

6.48. The mitigation methods i.e. removing the soil and burying it will ensure there will be no risk

to human health.


6.49. A site Validation report will be provided confirming that all soil containing elevated levels of

heavy metals have been removed from Lot 1. No ongoing monitoring is required as the material

will be buried as part of the overall development of the neighbouring site.

THE ADEQUACY OF THE SITE MANAGEMENT PLAN OR THE SITE VALIDATION REPORT OR BOTH

6.50. No Site Validation report has been completed to date as the remediation works will be

undertaken post subdivision decision. A condition of consent will be required to ensure this

report is produced within both the subdivision decision and the NESCS consent decision.

“Prior to 224(c), the consent holder shall provide evidence that the conditions of RC 22…. Decision

B have been satisfied”.

NESCS Decision:

“All remediation works shall be undertaken in accordance with the Remediation Action Plan

prepared by New Zealand Environmental dated 11 December 2019”

“The consent holder shall provide a Site Validation Report for the remediation activity on Lot 1.

The report shall be prepared by a Suitably Qualified and Experienced Practitioner. A copy of this

report shall be provided to Councils Resource Consents Monitoring Officer.”

THE TRANSPORT, DISPOSAL, AND TRACKING OF SOIL AND OTHER MATERIALS TAKEN AWAY IN

THE COURSE OF THE ACTIVITY

6.51. The soil will be removed from proposed Lot 1 to proposed Lot 2 prior to the subdivision being

completed. The works should be undertaken in accordance with the recommendations made

within the Remediation Action Plan.

THE REQUIREMENT FOR AND CONDITIONS OF A FINANCIAL BOND

6.52. A financial bond is not considered necessary for this development given that all the works

need to be completed prior to the subdivision being signed off as completed.

THE TIMING AND NATURE OF THE REVIEW OF THE CONDITIONS IN THE RESOURCE CONSENT

6.53. No review needs to be undertaken. The remediation works will be covered under Decision B

conditions as detailed above.

THE DURATION OF THE RESOURCE CONSENT

6.54. As noted, the works will be completed prior to or in conjunction with the neighbouring school

development. All remediation of Lot 1 will need to be completed prior to 224(c). Given the time

that this may take, we have requested a 10-year consent. While it is unlikely that this will be

required this approach is similar to any land use consent associated with a subdivision

development.


NES SUMMARY

6.55. It is considered that the development will not result in any adverse effects on human health

given that the elevated contamination will be removed from the house site.

POLICY STATEMENTS

National Environmental Standards

7.1. The only National Environment Standard (NES) of any relevance to this site is the NES for

Assessing and Managing Contaminants in Soil to Protect Human Health. As discussed in the

sections above this application is subject to this standard given the elevated levels of

contamination on site. This NES does not contain any policy or objectives, instead it has an

overarching aim to ensure that development of contaminated land does not cause a risk to

human health. In remediating the house allotment this will be achieved.

National Policy Statements

7.2. There are currently 4 National Policy Statements which have been gazetted. These are as follows:

• National Policy Statement on Urban Development Capacity

• National Policy Statement for Freshwater Management

• National Policy Statement for Renewable Electricity Generation

• National Policy Statement on Electricity Transmission

7.3. The NPS on Urban Development Capacity is targeted at Councils and requires them to constantly

look at housing demand within their districts to ensure there is sufficient land available to develop

and provide for the housing needs and requirements of the community. It has been over 10 years

since zoning within the Far North District has been updated, with the exception of some minor

changes to zoning errors. There has been considerable growth within this time, and the entire

Kerikeri Waipapa area has evolved. Now there is limited area within the existing urban zoning

and even the Rural Living (future urban) zoned areas which can still be developed due to land

holdings or site constraints which is pushing development into the rural zoned land. This

development is located between two urban nodes which are both rapidly expanding and

encroaching on the immediately surrounding rural landscape. While a resource consent

application must consider the current rules, objectives and policies, some consideration should

be made to the age of overall planning framework which this consent is being assessed under.

7.4. The NPS for Freshwater Management assists the regional council in setting goals for freshwater

management. This has been completed through the new Regional Plan. An assessment of the

plan has been undertaken and it has been determined that a consent for remediation of the

contaminated soils will be required in association with this subdivision consent. No other

consents are required.

7.5. The remaining NPS documents on renewable energy generation and electricity transmissions are

not considered directly relevant to this application.

https://www.mfe.govt.nz/publications/towns-and-cities/national-policy-statement-urban-development-capacity-2016

https://www.mfe.govt.nz/publications/fresh-water/national-policy-statement-freshwater-management-2014-amended-2017

https://www.mfe.govt.nz/publications/rma/nps-renewable-electricity-generation-2011

https://www.mfe.govt.nz/publications/rma/nps-electricity-transmission-mar08


New Zealand Coastal Policy Statement

7.6. The New Zealand Coastal Policy Statement 2010 [NZCPS 2010] aims to provide policies to achieve

the purpose of the Resource Management Act in respect of the Coastal Environment. This site

falls outside of the Coastal Environment as mapped within the Regional Policy Statement for

Northland. An assessment of objectives and policies under this document is not considered

necessary for this application.

Regional Policy Statement for Northland

7.7. The Northland Regional Policy Statement is the applicable regional statutory document that

governs the Northland region. An assessment of relevant objectives and policies is detailed

below. Jurisdiction for land use activities is governed by the Far North District Council. The policy

framework for the location of land use activities and the management of potential adverse effects

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. The following

assesses the application against various objectives and policies of the Regional Policy Statement

for Northland to assess whether the application is consistent with these aims.

o Objective 3.2 Region-wide water quality

Improve the overall quality of Northland’s fresh and coastal water with a particular focus on:

(a) Reducing the overall Trophic Level Index status of the region’s lakes;

(b) Increasing the overall Macroinvertebrate Community Index status of the region’s rivers and streams;

(c) Reducing sedimentation rates in the region’s estuaries and harbours;

(d) Improving microbiological water quality at popular contact recreation sites, recreational and cultural

shellfish gathering sites, and commercial shellfish growing areas to minimise risk to human health; and

(e) Protecting the quality of registered drinking water supplies and the potable quality of other drinking

water sources.

7.8. Some minor earthworks will be required to remediate the site due to elevated levels of soil

contamination. The contaminated soil will be kept away from water ways and erosion and

sediment control measures will form part of the resource consent application for remediation to

the Regional Council.

o 4.2.1 Improving overall water quality

Improve the overall quality of Northland’s water resources by:

(a) Establishing freshwater objectives and setting region-wide water quality limits in regional plans that

give effect to Objective 3.2 of this regional policy statement.

(b) Reducing loads of sediment, nutrients, and faecal matter to water from the use and development of land

and from poorly treated and untreated discharges of wastewater; and

(c) Promoting and supporting the active management, enhancement and creation of vegetated riparian

margins and wetlands.

7.9. The wastewater system has recently been upgraded for the dwelling and the dripper lines will be

relocated as part of this application. As detailed above erosion and sediment control measures

will be put in place where required when completing the minor earthworks.

o 5.1.1 Planned and coordinated development


Subdivision, use and development should be located, designed and built in a planned and co-ordinated

manner which:

(a) Is guided by the ‘Regional Form and Development Guidelines’ in Appendix 2;

(b) Is guided by the ‘Regional Urban Design Guidelines’ in Appendix 2 when it is urban in nature;

(c) Recognises and addresses potential cumulative effects of subdivision, use, and development, and is

based on sufficient information to allow assessment of the potential long-term effects;

(d) Is integrated with the development, funding, implementation, and operation of transport, energy, water,

waste, and other infrastructure;

(e) Should not result in incompatible land uses in close proximity and avoids the potential for reverse

sensitivity;

(f) Ensures that plan changes and subdivision to / in a primary production zone, do not materially reduce

the potential for soil-based primary production on land with highly versatile soils10, or if they do, the net

public benefit exceeds the reduced potential for soil-based primary production activities; and

(g) Maintains or enhances the sense of place and character of the surrounding environment except where

changes are anticipated by approved regional or district council growth strategies and / or district or

regional plan provisions.

(h) Is or will be serviced by necessary infrastructure.

7.10. The application has demonstrated compliance with the Regional form and development

guidelines in Appendix 2 of the RPS. Where compliance hasn’t been achieved this has been

covered off in the application with reasons as to why it cannot be achieved. The Development

while not zoned urban has also been guided by the Regional urban design guidelines. An

assessment of cumulative effects forms part of the AEE (Allotment Sizes and Dimensions). The

only potential for reverse sensitivity considerations was the adjacent kiwifruit orchard. While this

is the case the development on Lot 1 is existing and as such it was determined there would be no

additional effect. There will be no reduction in the potential for soil based primary production

activities given that the development is essentially removing the dwelling from the land. It is

anticipated that there will be development on Lot 2 at a later date, however, given the size of the

allotment development could occur on site and still sufficient land would be available for

production. The character of the area will be maintained as a result of this subdivision. All

necessary infrastructure will be provided for on-site.

7.11. It can be concluded from the above review of the objectives and policies of the Regional Policy

Statement for Northland that the proposal does not conflict with its overall aims.

District Plan Considerations

7.12. This 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 in the District Plan. As such the

application has been assessed in terms of the objectives and policies for the zone and the

subdivision chapter. The proposal is able to comply with all other District Wide Standards and as

such no assessment on these other matters has been undertaken. The proposal would achieve

the purpose of the Rural Production zone which “enables the development of residential areas

where the effects of activities permitted in the zone are compatible with sustainable development

and with the existing character and amenity, which is typically medium density residential living”.

The subdivision to create one additional allotment within a rural residential setting is considered

to be compatible with the surrounding land uses.


7.13. Broad Rural Environment objectives are as follows:

o 8.3.1 To promote the sustainable management of natural and physical resources of the rural

environment.

o 8.3.2 To ensure that the life supporting capacity of soils is not compromised by inappropriate

subdivision, use or development.

o 8.3.3 To avoid, remedy or mitigate the adverse and cumulative effects of activities on the rural

environment.

o 8.3.4 To protect areas of significant indigenous vegetation and significant habitats of

indigenous fauna.

o 8.3.5 To protect outstanding natural features and landscapes.

o 8.3.6 To avoid actual and potential conflicts between land use activities in the rural

environment.

o 8.3.7 To promote the maintenance and enhancement of amenity values of the rural

environment to a level that is consistent with the productive intent of the zone.

o 8.3.8 To facilitate the sustainable management of natural and physical resources in an

integrated way to achieve superior outcomes to more traditional forms of subdivision, use and

development through management plans and integrated development.

o 8.3.9 To enable rural production activities to be undertaken in the rural environment.

o 8.3.10 To enable the activities compatible with the amenity values of rural areas and rural

production activities to establish in the rural environment.

The proposal will be consistent with these objectives, with the sustainable management of

the rural environment not being adversely impacted by this development. Lot 2 will remain

rural in nature, with sufficient land to enable the life supporting capacity of soils to be utilised.

Lot 1 will be removed from production, however given that the site is already fully developed

with a dwelling, sheds and associated infrastructure it is not considered that there will be no

change to the impact on soils as a result of this subdivision development. Cumulative impacts

of this development are considered to be acceptable given that the development will be

consistent with neighbouring activities and will not have any adverse impact on the

neighbouring rural environment. The site does not contain any areas of significant indigenous

vegetation, however, is mapped as being within a kiwi present area. An advice note regarding

cats, dogs and mustelids is advocated for. The site does not contain any areas of outstanding

natural features or landscapes. Given the site will be consistent with surrounding land uses

any conflicts between the current and proposed land use activities and the rural environment

are considered to be highly unlikely. No landscaping conditions have been offered as part of


this consent as it was not considered necessary. Given the small scale of the subdivision

activity a management plan or integrated development was not considered necessary for this

application. Rural production activities will continue to be enabled on Lot 2. The development

is considered to be compatible with the amenity values of the area.

7.14. Broad Rural Environment policies are as follows:

o 8.4.1 That activities which will contribute to the sustainable management of the natural and

physical resources of the rural environment are enabled to locate in that environment.

o 8.4.2 That activities be allowed to establish within the rural environment to the extent that any

adverse effects of these activities are able to be avoided, remedied or mitigated and as a result

the life supporting capacity of soils and ecosystems is safeguarded and rural productive

activities are able to continue.

o 8.4.3 That any new infrastructure for development in rural areas be designed and operated in

a way that safeguards the life supporting capacity of air, water, soil and ecosystems while

protecting areas of significant indigenous vegetation and significant habitats of indigenous

fauna, outstanding natural features and landscapes.

o 8.4.4 That development which will maintain or enhance the amenity value of the rural

environment and outstanding natural features and outstanding landscapes be enabled to

locate in the rural environment.

o 8.4.5 That plan provisions encourage the avoidance of adverse effects from incompatible land

uses, particularly new developments adversely affecting existing land-uses (including by

constraining the existing land-uses on account of sensitivity by the new use to adverse affects

from the existing use –i.e. reverse sensitivity).

o 8.4.6 That areas of significant indigenous vegetation and significant habitats of indigenous

fauna habitat be protected as an integral part of managingthe use, development and

protection of the natural and physical resources of the rural environment.

o 8.4.7 That Plan provisions encourage the efficient use and development of natural and physical

resources, including consideration of demands upon infrastructure.

o 8.4.8 That, when considering subdivision, use and development in the rural environment, the

Council will have particular regard to ensuring that its intensity, scale and type is controlled to

ensure that adverse effects on habitats (including freshwater habitats), outstanding natural

features and landscapes on the amenity value of the rural environment, and where appropriate

on natural character of the coastal environment, are avoided, remedied or mitigated.

Consideration will further be given tothe functional need for the activity to be within rural

environment and the potential cumulative effects of non-farming activities.

The proposal is also consistent with the broad overarching polices for the Rural environment

as Lot 2 will continue to be of a size in which productive activities could be undertaken. The


subdivision will not restrict neighboring rural production activities to occur. The infrastructure

associated with the existing dwelling on Lot 1 is not anticipated to have an adverse impact on

soil, air, water, or ecosystems. There is sufficient space to develop on Lot 2 to ensure this is

also the case. The site does not contain any areas of significant indigenous vegetation,

outstanding natural features or landscapes. While the site is within an area of kiwi present an

advice note which informs future purchasers of the allotment about cats, dogs and mustelids

will assist in educating the future owners about animal control within the area. The

development will maintain amenity values on site. The development is considered compatible

with neighboring landuses. While Lot 1 is across the road from a kiwifruit orchard the dwelling

on site is existing and any impacts of the orchard will also be existing on this dwelling. The

development is considered to allow for the development of a dwelling on Lot 2 which would

not compromise the natural and physical resources of the property. This subdivision is small

in its scale and intensity and is not anticipated to have an impact on any resource features or

habitats.

7.15. Rural Production Zone objectives are as follows:

o 8.6.3.1 To promote the sustainable management of natural and physical resources in the Rural

Production Zone.

o 8.6.3.2 To enable the efficient use and development of the Rural Production Zone in a way that

enables people and communities to provide for their social, economic, and cultural well being

and for their health and safety.

o 8.6.3.3 To promote the maintenance and enhancement of the amenity values of the Rural

Production Zone to a level that is consistent with the productive intent of the zone.

o 8.6.3.4 To promote the protection of significant natural values of the Rural Production Zone.

o 8.6.3.5 To protect and enhance the special amenity values of the frontage to Kerikeri Road

between its intersection with SH10 and the urban edge of Kerikeri.

o 8.6.3.6 To avoid, remedy or mitigate the actual and potential conflicts between new land use

activities and existing lawfully established activities (reverse sensitivity) within the Rural

Production Zone and on land use activities in neighbouring zones.

o 8.6.3.7 To avoid remedy or mitigate the adverse effects of incompatible use or development

on natural and physical resources.

o 8.6.3.8 To enable the efficient establishment and operation of activities and services that have

a functional need to be located in rural environments.

o 8.6.3.9 To enable rural production activities to be undertaken in the zone.

As discussed in the sections above the subdivision to create 1 additional allotment will not


have an adverse impact on the natural and physical resources which exist on site. The

subdivision will provide for the existing dwelling to be removed from the large farm block

which will allow for a future development to occur on the large block. Enabling future

development whether it be a dwelling, or future school will assist in providing for social,

economic and cultural wellbeing for the owner if it is a dwelling and for the wider community

if a school is established on site. The removal of the existing dwelling from the site also

provides a future owner with these well beings. Also as discussed above, amenity values will

not be compromised by this development. If a low-density dwelling is established on site, the

amenity values will remain virtually unchanged. If a school is established on site landscaping

and increasing amenity values for the site will form part of a resource consent application. The

site does not contain any resource features. Given that the majority of the neighboring land

uses are rural residential in nature, it is not anticipated that any landuse incompatibility

impacts would arise. While Lot 1 does adjoin a productive kiwifruit orchard, the development

on this lot is existing, and as such there will be no change in effect. The size of Lot 2 means

that if desired Rural Production activities can still be undertaken, while Lot 1 will contain the

existing dwelling.

7.16. Rural Production Zone policies are as follows:

o 8.6.4.1 That the Rural Production Zone enables farming and rural production activities, as well

as a wide range of activities, subject to the need to ensure that any adverse effects on the

environment, including any reverse sensitivity effects, resulting from these activities are

avoided, remedied or mitigated and are not to the detriment of rural productivity.

o 8.6.4.2 That standards be imposed to ensure that the offsiteeffects of activities in the Rural

Production Zone are avoided, remedied or mitigated.

o 8.6.4.3 That land management practices that avoid, remedy or mitigate adverse effects on

natural and physical resources be encouraged.

o 8.6.4.4 That the type, scale and intensity of development allowed shall have regard to the

maintenance and enhancement of the amenity values of the Rural Production Zone to a level

that is consistent with the productive intent of the zone.

o 8.6.4.5 That the efficient use and development of physical and natural resources be taken into

account in the implementation of the Plan.

o 8.6.4.6 That the built form of development allowed on sites with frontage to Kerikeri Road

between its intersection with SH10 and Cannon Drive be maintained as small in scale, set back

from the road, relatively inconspicuous and in harmony with landscape plantings and shelter

belts.

o 8.6.4.7 That although a wide range of activities that promote rural productivity are

appropriate in the Rural Production Zone, an underlying goal is to avoid the actual and

potential adverse effects of conflicting land use activities.


o 8.6.4.8 That activities whose adverse effects, including reverse sensitivity effects, cannot be

avoided remedied or mitigated are given separation from other activities

o 8.6.4.9 That activities be discouraged from locating where they aresensitive to the effects of

or may compromise the continued operation of lawfully established existing activities in the

Rural Production zone and in neighbouring zones.

The subdivision will result in one small lifestyle site large enough to grow fruit and vegetables

associated with the dwelling, and a large rural lifestyle with sufficient space available for both

residential and rural activities to be undertaken on site. The sites are surrounded by mixed use

development, from horticulture, to small lifestyle sections, to a childcare center and a landscaping

business. As this development will be in keeping with the surrounding area it is considered unlikely

that any reverse sensitivity impacts will arise from this subdivision activity. Amenity values will be

maintained. No conflicting land uses are anticipated to arise. No separation from other activities

is considered necessary nor should any future development be discouraged from locating on site

given that the surrounding landuses are ever changing and becoming more urban. Given this is

the case it is considered unlikely that this particular subdivision activity will have any reverse

sensitivity impacts on neighbouring activities.

7.17. Subdivision Objectives and Policies are also relevant and are as follows:

o 13.3.1 To provide for the subdivisionof land in such a way as will be consistent with the purpose

of the various zones in the Plan, and will promote the sustainable management of the natural

and physical resources of the District, including airports and roads and the social, economic

and cultural well being of people and communities.

o 13.3.2 To ensure that subdivision of land is appropriate and is carried out in a manner that

does not compromise the life-supporting capacity of air, water, soil or ecosystems, and that

any actual or potential adverse effects on the environment which result directly from

subdivision, including reverse sensitivity effects and the creation or acceleration of natural

hazards, are avoided, remedied or mitigated. To minimise the adverse effects of traffic on the

natural and physical environment.

o 13.3.3 To ensure that the subdivision of land does not jeopardise the protection of outstanding

landscapes or natural features in the coastal environment.

o 13.3.4 To ensure that subdivision does not adversely affect scheduled heritage resources

through alienation of the resource from its immediate setting/context.

o 13.3.5 To ensure that all new subdivisions provide a reticulated water supply and/or on-site

water storage and include storm water management sufficient to meet the needs of the

activities that will establish all year round.


o 13.3.6 To encourage innovative development and integrated management of effects between

subdivision and land use which results in superior outcomes to more traditional forms of

subdivision, use and development, for example the protection, enhancement and restoration

of areas and features which have particular value or may have been compromised by past land

management practices.

o 13.3.7 To ensure the relationship between Maori and their ancestral lands, water, sites, wahi

tapu and othertaonga is recognised and provided for.

o o13.3.8 To ensure that all new subdivision provides an electricity supply sufficient to meet the

needs of the activities that will establish on the new lots created.

o 13.3.9 To ensure, to the greatest extent possible, that all new subdivision supports energy

efficient design through appropriate site layout and orientation in order to maximise the ability

to provide light, heating, ventilation and cooling through passivedesign strategies for any

buildings developedon the site(s).

o 13.3.10 To ensure that the design of all new subdivision promotes efficient provision of

infrastructure, including access to alternative transport options, communications and local

services.

o 13.3.11 To ensure that the operation, maintenance, development and upgrading of the

existing National Grid is not compromised by incompatible subdivision and land use activities.

o 13.4.1 That the sizes, dimensions and distribution of allotments created through the

subdivision process be determined with regard to the potential effects including cumulative

effects, of the use of those allotments on:

(a) natural character, particularly of the coastal environment;

(b) ecological values;

(c) landscape values;

(d) amenity values;

(e) cultural values;

(f) heritage values; and

(g) existing land uses.

o 13.4.2 That standards be imposed upon the subdivision of land to require safe and effective

vehicular and pedestrian access to new properties.

o 13.4.3 That natural and other hazards be taken into account in the design and location of any

subdivision.

o 13.4.4 That in any subdivision where provision is made for connection to utility services, the

potential adverse visual impacts of these services are avoided.

o 13.4.5 That access to, and servicing of, the new allotments be provided for in such a way as

will avoid, remedy or mitigate any adverse effects on neighbouring property, public roads


(including State Highways), and the natural and physical resources of the site caused by silt

runoff, traffic, excavation and filling and removal of vegetation.

o 13.4.6 That any subdivision proposal provides for the protection, restoration and enhancement

of heritage resources, areas of significant indigenous vegetation andsignificant habitats of

indigenous fauna, threatened species, the natural character of the coastal environment and

riparian margins, and outstanding landscapes and natural features where appropriate.

o 13.4.7 That the need for a financial contribution beconsidered only where the subdivision

would:

(a) result in increased demands on car parking associated with non-residential activities; or

(b) result in increased demand for esplanade areas; or

(c) involve adverse effects on riparian areas; or

(d) depend on the assimilative capacity of the environment external to the site.

o 13.4.8 That the provision of water storage be taken into account in the design of any

subdivision.

o 13.4.9 That bonus development donor and recipient areas be provided for so as tominimise the

adverse effects of subdivision on Outstanding Landscapes and areas of significant indigenous

flora and significant habitats of fauna.

o 13.4.10 The Council will recognise that subdivision within the Conservation Zone that results in

a net conservation gain is generally appropriate.

o 13.4.11 That subdivision recognises and provides for the relationship of Maori and their culture

and traditions, with their ancestral lands, water, sites, waahi tapu and other taonga and shall

take into account the principles of the Treaty of Waitangi.

o 13.4.12 That more intensive, innovative development and subdivision which recognises specific

site characteristics is provided for through the management plan rule where this will result in

superior environmental outcomes.

o 13.4.13 Subdivision, use and development shall preserve and where possible enhance, restore

and rehabilitate the character of the applicable zone in regards to s6 matters. In addition

subdivision, use and development shall avoid adverse effectsas far as practicable by using

techniques including:

(a) clustering or grouping development within areas where there is the least impact on

naturalcharacter and its elements such as indigenous vegetation, landforms, rivers, streams

and wetlands, and coherent natural patterns;

(b) minimising the visual impact of buildings, development, and associated vegetation

clearance and earthworks, particularlyas seen from public land and the coastal marine area;

(c) providing for, through siting of buildings anddevelopment and design of subdivisions, legal

public right of access to and use of the foreshore and any esplanade areas;


(d) through siting of buildings and development, design of subdivisions, and provision of access

that recognise and provide for the relationship of Maori with their culture, traditions and

taonga including concepts of mauri, tapu, mana, wehi and karakia and the important

contribution Maori culture makes to the character of the District (refer Chapter 2 and in

particular Section 2.5 andCouncil’s “Tangata Whenua Values and Perspectives” (2004);

(e) providing planting of indigenous vegetation in a way that links existing habitats of

indigenous fauna and provides the opportunity for the extension, enhancement or creation of

habitats for indigenous fauna, including mechanisms to exclude pests;

(f) protecting historic heritage through the siting of buildings and development and designof

subdivisions.

(g) achieving hydraulic neutrality and ensuring that natural hazards will not be exacerbated or

induced through the siting and design of buildings and development.

o 13.4.14 That the objectives and policies of the applicable environment and zone and relevant

parts of Part 3 of the Plan will be taken into account when considering the intensity, design

and layout of any subdivision.

o 13.4.15 That conditions be imposed upon the design of subdivision of land to require that the

layout and orientation of all new lots and building platforms created include, as appropriate,

provisions for achieving the following:

(a) development of energy efficient buildings and structures;

(b) reduced travel distances and private car usage;

(c) encouragement of pedestrian and cycle use;

(d) access to alternative transport facilities;

(e) domestic or community renewable electricity generation and renewable energy use.

o 13.4.16 When considering proposals for subdivision and development within an existing

National Grid Corridor the following will be taken into account:

(a) the extent to which the proposal mayrestrict or inhibit the operation, access, maintenance,

upgrading of transmission lines or support structures;

(b) any potential cumulative effects that may restrict the operation, access, maintenance,

upgrade of transmission lines or support structures; and

(c) whether the proposal involves the establishment or intensification of a sensitive activity in

the vicinity of an existing National Grid line.

As detailed in the sections above the development is consistent with the purpose of the Rural

Production zone and will not negatively impact on the sustainable management of the natural

and physical resources of the site.The development will ensure that both the current and

future owners of the site are able to provide for their social, economic and cultural well beings.

As discussed above the development will not compromise the life supporting capacity of air,

water, soil or ecosystems. Reverse sensitivity impacts are considered unlikely given the

surrounding landuses, natural hazards are also considered unlikely to impact any future

development on site, given the large area of land available on Lot 2 to develop which is outside

of the flood hazard area. The site does not contain any resource or heritage features. Both

sites have the capacity to provide all necessary onsite servicing. The site does not contain any


areas of bush, or land which may require enhancement in order to provide a superior outcome

to this development. Lot 2 is set aside to become a future school which will provide additional

social infrastructure for the Kerikeri/Waipapa area. This subdivision will assist in providing for

the future school which is considered to be a superior outcome. The District Plan does not

indicate any sites of cultural significance to Maori existing on site, and the NZAA website does

not indicate that the site contains any recorded archaeological sites. We have contacted

Heritage New Zealand to confirm what their requirements may be for the subdivision. This

correspondence is attached within Appendix K of this application. Electricity supply is

currently in place to Lot 1 and is available along the roadside boundary of Lot 2. Top Energy

have provided correspondence noting that they have no requirements for this subdivision. Lot

1 is already developed and any future development on Lot 2 can include energy efficient

design for future buildings and site layout. Waipapa Road has a footpath and cycle lane which

will help promote alternative transport options. The development will not compromise the

National Grid. Natural character, ecological, landscape, amenity and cultural values will not be

adversely impacted by this development. No heritage resources will be adversely impacted by

this subdivision nor will there be an impact on existing landuses. Vehicular access is adequate

to service Lot 1 and conditions relating to forming access to Lot 2 will be a condition of

consent. As described above natural hazards have been assessed as part of this development.

The visual appearance of utility service connections are not a consideration within this

location. The access arrangements are not considered to have any adverse impact on

neighboring properties, public roads, or natural and physical resources. The site does not

contain any heritage resources of areas of significant vegetation or fauna. While this is the

case the site does contain a riparian margin. No formal protection has been sought as part of

the subdivision application. While this is the case, consent is currently being developed to

convert Lot 2 into a school. As a school the fields and land adjoining the river essentially

become part of social infrastructure utilized by the public. This infrastructure is slowly

enhanced using community grants and as part of teaching children about the world around

them. So, while the esplanade has not been set aside the overall benefit of obtaining social

infrastructure outweighs this. A financial contribution is not considered appropriate for this

subdivision. The existing dwelling has sufficient water storage available. Consent Notices to

be registered on Lot 2 will protect this development in the future. The property does not

contain any resource features where a development bonus would be considered. The site is

not within the Conservation Zone. The development is not considered to have an adverse

impact on local Maori. A management Plan subdivision is not considered appropriate. The

development is a two lot subdivision in which the existing house is being removed from the

paddocks. Given the development is existing clustering cannot be achieved. Only minimal

physical works are required to give effect to this subdivision. Once the school is developed it

will form part of the local social infrastructure providing a connection to the river. Future

development of Lot 2 will require an archaeological assessment. This assessment will ensure

any sites which may be important to Maori are recognised. No planting of indigenous

vegetation is sought as part of this small scale subdivision. No areas of historic heritage have

been identified. Given the size of Lot 2, areas subject to natural hazard can be avoided. The

development is able to satisfy the objectives and policies of the Rural Production Zone. Given

that the development of Lot 2 will be a school in selecting the site some of the concepts within

policy 13.4.15 were considered. Furthermore, in undertaking the design of the school some of


these policies have also been reviewed. As detailed above the National Grid will not be

impacted.

Part II

Purpose

8.1. The proposal is able to promote the sustainable management of natural and physical resources

on site, as current and future owners and users of the land are able to provide for their social,

cultural and economic wellbeing and their health and safety.

8.2. Lot 1 will provide an affordable home within close proximity to Kerikeri whereas Lot 2 will provide

future social infrastructure as a school. Air, water soil and ecosystems are not anticipated to be

affected by this small-scale subdivision. Any effects on the environment are not anticipated to be

more than minor.

Matters of National Importance

8.3. The site is within an area of Kiwi present. Advice notes regarding kiwi conservation will be added

to the consent decision. While public access to the stream will not form part of this application it

is likely provision of access will be granted via the subsequent school application. Maori are not

considered to be adversely affected by this proposal, nor is any historic heritage likely to be

impacted. Future development on Lot 2 is unlikely to be impacted by flood hazard.

Other Matters

8.4. The development will result in an efficient use of resources with Lot 1 containing the existing

dwelling and Lot 2 the remaining land. Amenity values will not be impacted. Nor will there be an

adverse impact on local ecosystems. The quality of the environment will be enhanced with Lot 1

being remediated such that the site is safe to grow home produce. The effects of climate change

have been considered in looking at stormwater and flood susceptibility on site. There will be no

adverse impacts.

CONSULTATION 9.1. As part of the overall development on both sites, the immediately adjacent neighbors have been

consulted on the proposal to gain feedback in terms of the location of structures and the overall

design. This is on-going and will form part of the Resource Consent Application for the school on

Lot 2.

9.2. In terms of this subdivision application, Lot 1 is already developed and will result in two sites with

allotment sizes similar to other surrounding properties. The area is mixed use, and this

subdivision will result in a small lifestyle allotment and a production block.

9.3. Lot 1 will be located across the road from an existing kiwifruit orchard, and as such reverse

sensitivity considerations are applicable. While this is the case, Lot 1 is fully developed with a

residence which was consented in 1974. As such, it is considered that there will be no change in

effects on Lot 1, or the neighboring kiwifruit site in implementing this subdivision.


9.4. Other neighboring properties to Lot 1 are residential or a retired horticultural block. Lot 2 is also

surrounded by residential properties and rural production activities. It is not considered that any

neighboring properties will be adversely impacted by this subdivision development.

MITIGATION AND CONDITIONS

10.1. The following conditions and advice notes are proposed to mitigate potential adverse effects

arising from the proposed activity:

Decision A – Subdivision Conditions:

Prior to 223 certificate:

1. The consent holder shall provide confirmation that the shed and driveway indicated on the

Scheme plan for demolition has been undertaken such that the impermeable surfaces

coverage on Lot 1 is able to comply with the permitted standards for stormwater

management.

2. Either show ROW A over Lot 1 in favour of Lot 2; or provide confirmation of an alternative

access point to Lot 2 from Waipapa Road.

3. Provide to the Council’s resource consents manager or other duly delegated officer, an

archaeological assessment of Lots 1 & 2, prepared by a qualified archaeologist, in order to

determine whether there is any archaeological material that may be damaged, removed or

otherwise affected by the proposed remediation. Any recommendations made in the report

are to be adhered to by the consent holder, including obtaining an authority from Heritage

New Zealand Pouhere Taonga to modify, damage or destroy the archaeological site, if

required.

Prior to 224(c):

4. Provide evidence that the wastewater system servicing Lot 1 has been relocated and upgraded

in accordance with the TP58 report prepared by BOI Plumbing and Drainage dated

15/11/2019.

Note: A building consent will be required to relocate this infrastructure.

5. The consent holder shall provide evidence that the conditions of RC 22…. Decision B have been

satisfied”.

Consent Notices

6. In conjunction with the construction of any dwelling, and in addition to a potable water supply,

a water collection system with sufficient supply for firefighting purposes is to be provided by

way of tank or other approved means and is to be positioned so that it is safely accessible for

this purpose. These provisions will be in accordance with the New Zealand Fire Fighting Water

Supply Code of Practice SNZ PAS 4509 or any variation with the approval of Fire and Emergency

NZ.


7. Reticulated power supply or telecommunication services are not a requirement of this

subdivision consent. The responsibility for providing both power supply and

telecommunication services to Lot 2 will remain the responsibility of the property owner.

8. As part of Subdivision consent RC … No physical access was required to be formed for Lot 2.

While legal ROW access over Lot 1 in favour of Lot 2 is present, a landuse consent may be

required to cover the additional impermeable surfaces on this site. If forming a vehicle crossing

off Waipapa Road, a Vehicle Crossing Permit Application or Resource Consent application will

be required which addresses adequate sight distances and formation standards.

Decision B – NESCS Conditions:

9. All remediation works shall be undertaken in accordance with the Remediation Action Plan

prepared by New Zealand Environmental dated 11 December 2019.

10. The consent holder shall provide a Site Validation Report for the remediation activity on Lot 1.

The report shall be prepared by a Suitably Qualified and Experienced Practitioner. A copy of

this report shall be provided to Councils Resource Consents Monitoring Officer.

Advice Notes:

11. Lot 2 contains areas which are identified by both the Far North District and Northland Regional

Council as likely to be flood susceptible, wherein there is a potential risk to life, property and

the environment due to natural hazard processes. Any built development intended to be

undertaken within these areas may require a suitably qualified and experienced engineer’s

report to be lodged with any District or Regional Consent.

12. The consent holder is advised that the site is within an area identified by the Department of

Conservation as a medium density kiwi area. Therefore, mustelids should not be introduced or

kept on site and it is recommended that care should be taken with the keeping of cats and

dogs, as these animals may cause adverse effects on the kiwi population that may inhabit the

area. For more information on these areas please contact the Department of Conservation.

CONCLUSION

11.1. This application seeks a Non-complying resource consent to undertake a subdivision within

the Rural Production Zone. The assessment of effects on the environment concludes that for the

reasons outlined in the application, the effects of undertaking this subdivision will be no more

than minor on the surrounding environment.

11.2. The proposal was considered to be consistent with the purpose of the National Environmental

Standard for Assessing and Managing Contaminates in Soil to Protect Human Health.

11.3. No currently gazetted National Policy Statements including the NZ Coastal Policy Statement

were considered to be undermined by this development


11.4. The Regional Policy Statement for Northland was also reviewed as part of this application. The

proposal was considered to be consistent with the aims of this document.

11.5. In terms of the operative Far North District Plan, the proposal was assessed against the

objectives and policies for the Rural Environment in general, the Rural Production Zone, and the

District Wide chapter relating to Subdivision, with the conclusion that it is compatible with the

aims of the District Plan as expressed through those relevant objectives and policies.

11.6. The relevant assessment criteria within the District Plan were also considered, the conclusions

reached being that the proposal fulfilled the relevant criteria when assessed within the context

of the outcomes the rules aim to achieve.

11.7. In terms of the potential adverse effects being minor or more than minor, it is considered that

there are no directly affected parties to this proposal.

11.8. An assessment of Part II of the Act has also been completed with the proposal generally able

to satisfy this higher order document also.

11.9. We look forward to receiving acknowledgment of the application and please advise if any

additional information is required.

Rochelle Jacobs

Consultant Planner


APPENDICES

Appendix A – Subdivision Plan, Williams And King Surveying

Appendix A – Impermeable Surface Calculations Lot 1, Avail Pacific

Appendix B – Title and Associated Documents

Appendix C – RC 2070022 – Previous Subdivision Consent

Appendix D – Relevant Building Consents

Appendix E – TP58 Report, Bay of Islands Plumbing and Drainage

Appendix F – Preliminary and Detailed Site Investigation, NZ Environmental

Appendix G – Detailed Site Investigation and Remediation Action Plan, NZ Environmental

Appendix H – Chorus Correspondence

Appendix I – Top Energy Correspondence

Appendix J – FNDC Resources Comments

Appendix K – Heritage NZ Correspondence

Appendix L – FNDC Application Form

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! NOTES:

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STAGE I

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Waipapa Rd

Waipapa

Land District: North Auckland

Survey Blk & Dist:

Total Area: 7.8675 ha

Compriaad In CT: NA96C/222, NA28C/987

Notes:

1. Thll plan hu been prepared for the

purpoeeof obtllnlng boUndlryajlll1ment conMnt only

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09.05.2006

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ProjectNumber:

5128

RECORD OF DECISION ON RESOURCE CONSENT APPLICATIONS

Participants:PJK

RNM111/IIIIIIIHIIIIlllllllIllIll

"'F:CF·Ar,,;;

Decision Date:1:

..

·.····?·······;,,········

'I/,"¿ 'aGranted Date: ..

..,.;.,.,..?t··<.-:...... .. ?.: .

Issued Date: «Decis1on_Date»

-

RMA Number

RFSType

Legal Description

Applicant

Start Date

Location

Hearing Date

Activity (TDP/PDP)

Outcome

No. of lots

Types of lots

Zone (TDP/PDP)

Area of Site

-Proposal

Issues

RC-2070022-RMASUB

Subdivision Consent (Two Stages)

Lot 1 DP 160600, Lot 4 DP 72637 and Lot 1 DP 202219

THERESA R SHREEVE

19 July 200.6.

Waipapa Road, Kerikeri

N/A

TDP: All outstandingreferences have been resolved, therefores19 Resource ManagementAct 1991 applies.PDP: Non-Complying Activity (Rule 12.11)Granted

3 (As existing)

Fee Simple

TDP: All outstandingreferences have been resolved, therefores19 Resource ManagementAct 1991 applies.PDP: Rural Production zone.

Proposed Lot 1 : 2.8584ha

Proposed Lot 2: 5.1956ha

Proposed Lot 3: 5.1350haTo undertake a subdivision boundaryadjustmentbetween Lot 1

DP 160600 and Lot 4 DP 72637 (Stage I), and to undertake a

subdivision boundaryadjustmentbetween Lot 1 DP 160600 andLot 1 DP 202219 (Stage II).N/A

Contributions

ROADING RESERVES SEWERAGE STORM WATER COMMUNITYINFRASTRUCTURE

PARKING WATER

Property Utilities Reading Com Fae Finance TransitDoC Projects

File NZ I¡,._¡¡L ?

Monitoring Env Health LiqLegal Building

Kerikeri Irrigation Co /

License NZHPT NRC Comm. Brd Doubtless Bay Water

/ SupplyCo? ? ?

rRJ Far North

I \? District Council

Application No: RC-2070022-RMASUB

21 September 2006

Theresa R Shreeve

Cl- CTC SurveyPO Box 916

KERIKERI 0245

Pnvnte Bog 7 52, :llemoriol Ave

Krnkohe 0400, New Zeolo11rl

freeohone 0800 920 029

Phone (09) 405 2750

fox (09) 401 2137

Emmi: [email protected] nz

Websire: www.fndcgovt.nz

Dear Sir/ Madam

-

-

Re: RC-2070022-RMASUB- RESOURCE CONSENT APPLICATION

I am pleased to inform you that your application for resource consent has been approved.The decision is enclosed for your information. The application was considered anddetermined under authority delegated to the Manager, Environmental Services of the FarNorth District Council, pursuant to Section 34(4) of the Resource Management Act 1991.

It is very important that you understand and comply with any conditions of consent. If youhave any questions or concerns about any aspect of your consent or its conditions, pleasecontact the Planner who prepared the decision.

Your consent expires five years from the date that you receive this decision. Please notethat under Section 125 of the Resource Management Act 1991, your consent will lapseunless you give effect to the consent by way of obtaining Section 223 (survey plan)approval from the Council within the five year period.

If you are dissatisfied with the decision or any part of it, you have the right (under Section357 of the Act) to object to the decision. The objection must be in writing, stating reasonsfor the objection, and must be received by Council within 15 working days of your receipt ofthis decision.

Depending on the costs charged against your consent, you will find enclosed either aninvoice or a credit note. Any additional costs shown on an invoice need to be paid as

soon as possible. If you receive a credit note, you have the option of requesting a refund

by cheque, or transferring the amount to any other Council account.

If you have any further queries regarding this matter, please contact the reportingPlanner.

Yours faithfully

,1?oll-

I

REGULATORY & CUSTOMER SERVICES - PLANNING

FAR NORTH DISTRICT COUNCIL

FAR NORTH TRANSITIONAL DISTRICT PLAN {Bay of Islands Section¡AND

FAR NORTH PROPOSED DISTRICT PLAN

IN THE MATTER OF

The Resource Management Act 1991

AND

IN THE MATTER OF

an application for Resource Consent

under the aforesaid Act by

Theresa R Shreeve

FILE NUMBER RC-2070022-RMASUB

That pursuant to section 37 of the Resource Management Act 1991, the Council herebyextends the timeframe for processing this resource consent from 20 working days to 40

working days, to account for staff resourcing and increased workloads.

-

That pursuant to Sections 1040, 108 and 220 of the Resource Management Act 1991, theCouncil grants its consent to Theresa R Shreeve to undertake a subdivision boundaryadjustment at Waipapa Road, Kerikeri, between Lot 1 DP 160600 (contained in Certificate ofTitle NA96C/222) and Lot 4 DP 72637 (contained in Certificate of Title NA28C/987) {Stage I),and to undertake a subdivision boundary adjustment between Lot 1 DP 202219 (Certificate ofTitle NA 128C/562){StageII), subject to the following conditions:

1. That the subdivision shall be carried out in accordance with the information providedwith application RC-2070022 -RMASUB and the following plans:

• Plans prepared by Glenn Wilson of Country Town and Coastal Limited referenced

"Boundary Adjustment Subdivision of Lot 1 DP 160600 and Lot 4 DP 72637", dated09/05/06- STAGE l.

• Plans prepared by Glenn Wilson of Country Town and Coastal Limited referenced

"Boundary Adjustment Subdivision of Lot 1 DP 160600 and Lot 1 do 202219",dated 09/05/06- STAGE II.

STAGE I

2. That, prior to approval under Section 223 of the Act, the survey plan shall show:

(a) The right-of-way Easement A on the approved plan to be indicated as an existingeasement.

STAGE II

3. That, prior to approval under Section 223 of the Act, the survey plan shall show:

(a) Existing right-of-way Easement A to be extinguished.

In consideration of the application under Section 104 of the Act, the following reasons

are given for this decision:

1. Written approval has been obtained from all persons and interested parties who mightbe adversely affected by the granting of consent to the proposal.

2. There are no apparent conflicts with the purpose of the Act, nor with the matters or

principles noted in Sections 6, 7 and 8 of the Act, nor with the objectives and policies ofthe two relevant District Plans.

3. The imposed conditions will ensure compliance with the relevant rules of the District

Plans, and will adequately avoid, or mitigate to a minor impact level, the expectedeffects on the environment.

STATUTORY INFORMATION

-

The following matters are noted as being relevant to the land, and possibly requiring additionalaction for statutory or code compliance. The applicant and any prospective purchasers shouldbe aware of these matters; and hence the information will be placed on the property file and will

be cited in any related Project or Land Information Memorandum that may be issued by theCouncil.

(1) If during the course of undertaking site works there is a discovery made of any

archaeological find, or suspected find, the work on that portion of the site should cease

immediately and the NZ Historic Places Trust and a representative of the relevant locallwi contacted. It is unlawful to modify, damage or destroy an archaeologicalsite without

prior authority from the Trust under the Historic Places Act 1993.

DECISION PREPARED BY: Renee Murphy- Consultant PlannerHarrison Grierson Consultants Ltd

CONSENT GRANTED UNDER DELEGATED AUTHORITY:

PAT KILLALEA

1\?!illllllilllllllllllllllllllIllllll

Far North

District Council

Property ID: 3349947

FORM7

CODE COMPLIANCE CERTIFICATESection 95, Building Act 2004

Building Consent Number: BC-2011-1513/1

THE BUILDING

Street Address of Building361 Waipapa Road, Kerikeri 0295

Building Name: Level/Unit Number:

Location of Building within site/ block number:

Legal description of land where building is located:

Lot 2 DP 380472

Current, lawfully established, use:

Residential

Year first constructed:

-

THE OWNER

Name of Owner:

Helen Hazel Dean

Mailing Address:

361 Waipapa Road

RD2

Contact Person Name:

Gerry white

Kerikeri 0295

Street Address / Registered Office:

As Above

Phone Number:

Daytime:

Landline:

09 407 8591

After Hours:

09 407 8591

Mobile:

021 716 681

Facsimile Number:

09 407 8492

Email Address: Website:

[email protected] point of contact for communications with the building consent authority:

Far North District Council Freephone: 0800 920029

Memorial Avenue Phone: (09) 401 5200

Private Bag 752 Fax: (09) 401 2137

Kaikohe 0440 Email: [email protected] Zealand Website: www.fndc.govt.nz

&1LDING WORK

_

The following building work is authorised and issued by Far North District Council:

Upgrade Wastewater System

CODE COMPLIANCE

The building consent authority named below is satisfied, on reasonable grounds, that:

Signature:

(a) the building work complies with the building consent.

p¡?f(_Position:

On behalf of:

Date:

Mark Henwood

Building Officer

Far North District Council (Building Consent Authority)14 August 2013

.· (3i \?

Far North

District Council

ISSUE CCC

14 August 2013

P11vote8?g 752, Memorial Ave

Kllikohe 0440, New leolond

f,eeµhone 0800 920 029

Phone 109) 40i 1200

fox :091 4011137

fmoii osk us@fndcgovlni

Website:www.fr¡d¡_govt.nz

Te Kounihera o Toi Tokerau Ki Te llaki

Helen Hazel Dean

361 Waipapa Road

RD2Kerikeri 0295

-

Dear Madam

Buildingconsent number:

Property ID:

Address:

Description:

BC-2011-1513/13349947361 Waipapa Road, Kerikeri 0295

Upgrade Wastewater System

Issue of Code Compliance Certificate {CCC)

The Far North District Council wishes to congratulate you on successfully completing your

Building project. This brings the consent process to its conclusion and your property file will

be updated with this information.

In issuing the code compliance certification, your building is now entering the monitoring and

maintenance phase. We would like to bring your attention to this, to ensure that your

building will continue to perform in the built environment.

This certificate is issued with reliance on producers statements supplied by or on behalf of

the building owner as statements of compliance.

Regular and ongoing monitoring and maintenance of all building elements is necessary for

specified intended life purposes; you may wish to contact your designer to establish a site

specific maintenance schedule to ensure the minimum performance criteria is achieved.

Please refer to the Department of Building and Housing website, www.dbh.govt.nz, for

guidance documents or alternatively, Building Research Association of New Zealand (Branz)has available for purchase a best practise book on maintaining your home.

Yours faithfully

Raewyn Sm he

Building AdministrationEnvironmental Manaqement

Far North

District Council

lliwte ? 751, Memorial Aw

!nilohe 0400, Now !eoland

f.,phoo,: 0800 920 019

Phone:(09)4052750

Fox: (0914012137

EmoU:osk.us@fn<ic.gDVl.nz

Weblite:www.fuik.govt.nz

FORMS

BUILDING CONSENT

Section 51, Building Act 2004

Building Consent Number: BC-2011-1513/0

THE BUILDING

Street Address of Building:

Legal description of land where building is located:

THE OWNER

Name of Owner:

THE CONTACT PERSON

- Contact Person Name:

Mailing Address:

Street Address/ Registered Office:

Land line:

361 Waipapa Road, Kerikeri 0295

Lot 2 DP 380472

Helen Hazel Dean

Gerry White

Cl- Gerry White

PO Box 878

Kerikeri 0245

As Above

09 4078591

Mobile Phone Number: 021 716681

Email Address: [email protected]

BUILDING WORK

The following building work is authorised by this building consent:

- UpgradeWastewater System

This building consent is issued under section 51 of the Building Act 2004. This building consent does not relieve

the owner of the building (or proposed building) of any duty or responsibility under any other Act relating to or

affecting the building (or proposed building).

This building consent also does not permit the construction, alteration, demolition, or removal of the building (or

proposed building) if that construction, alteration, demolition, or removal would be in breach of any other Act.

THIS BUILDING CONSENT IS SUBJECT TO THE FOLLOWING CONDITIONS:

Every building consent is subject to the condition that agents authorised by the building consent authority for the

purposes of this section are entitled to inspect, at all times during normal working hours or while building work is

being done.

PRODUCER STATEMENTS

PS3 Application of a Product:- Please provide PS3, maintenance agreement and

commissioning statement.

Signature:

Position:

On behalf of:

Date:

Stuart Jobe

Building Officer

Far North District Council

11 July 2011

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BUILDING PERMITRefer to cover for general instructions regarding completion of this form.

l. LOCATIONAND OWNERSHIP

Local Authority: BAY OF ISLANDS COUNTY COUNCIL Date:--1.0/----L / 74

, ?.umber on Valuation Roll:_ Pt 40/484 Receipt No. 1 33itb

,Lot: 4 D.P.: 2291? Section: Block: Pt Ar n.Lnt 3

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;¡ite of Building: S.D. IERilERI

Street: WAIPAPA ROAD

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PU-PF-RUA

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ilding Permit Fee, etc. $-----S,t.:00ilding Research Levy $ 7;;; 501m of (Total) $ 58- 50

)wner-Name:N-Q & J-J TffOMSOlf (APPtlCAff) (OWNER)Full Address:45 TUI ROAD., O'NEltOA WAt'ffF-n T?l•ANP

luilder- Name: t:EITH HAY HOMES LTDFull Address: NORTH SHORE

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OFFICE USE ONLY

Authorised Officer

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DELA.MAIN J.R tWAI'PA'PA

JRE OF PERMIT (Tick box)

)Uilding including

[2Jate buildings add- /) existing complex

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.'-'.ALUE AND AREA OF BUILDING

-value of buildingwork $ 14,290. 00Est. value of plumbing and

drainage if not includedin permit $ Building registration No.

4. DESCRIPTION OF BUILDING OR STRUCTUREAND MAIN PURPOSE FOR WHICH IT WILL BE USED:

Repairs, alterations or

Dextensions to an exist-ing building

If valued at more than $20,000 state:

Conversion ?Est. commencement date

Est. completion date

Demolition?Total

floor area

(sq ft)Mth. 19_Mth. 19_

970

_ f ial Conditions,

•

Permission is hereby granted you to carry out the works as proposed in accordance with the drawings and other docu-ments submitted; such work to be subject at any time during progress to inspection, and to be carried out in strict confor-mity with the requirements of the council bylaws, and subject to the builder taking full responsibility for any damage doneto any works such as telephone cables, [>OWer cables, water mains-, sewers, pipes, footpaths, roads, or other services.

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Site Plan

-THIS PLAN MUST SHOW (i" i"k):,,

10' 20'

ROAD FRONTAGE

30' 40' 50' 60' 70' 80'

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l. Position of existing building3(drawn in red).

2. Position of buildin§J proposed under

this application (drawn in blue).

3. Position of garage and Drivewayswhether required now or not.

4. Position of Septic Tonk, Sanitaryand Stormwoter drainoae.

5. Distances of each building from

boundary lines.

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7. Any_Building Line Restrictions im-posed on land.

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8. Site plan must be drawn accuratelyto scale.

Sixteen feet to one inch or as

appropriate.

9. Deviation from site plan is not

permitted without previous opprav-ol of the Council.

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