Architectural Design Plans
110. In order to achieve the design outcomes required by this consent:
(a) Prior to the approval of a Building Consent relating to any buildings, a finalised set of architectural drawings must be submitted to the Council
Commented [PN8]: Comments below from Mark Iszard, Team Manager, Healthy Waters:
“Our only concern would be around the approval/certification of the Stormwater Management Plan (SMP).
As the applicant is proposing to be authorised under Auckland Councils granted Regional Stormwater Discharge Consent which is a similar approach to a number of the Fast Track applications. Previous discussions with applicants have identified that this is slightly different from the usual approach of certifying management plans and we have worked up the below condition and advice note that was suggested on the Nola Estate fast-track application.
Can we please put this forward for these draft conditions as well?
We have reviewed the conditions of consent and think it would be appropriate to include a condition along the lines of –
Condition
A minimum of 20 days prior to
Commencement of Construction the Applicant must provide a copy of certification/approval from Healthy Waters Department, being the Consent Holder of the Regional Wide Stormwater Network Discharge Consent, to the Council’s Monitoring Team Leader demonstrating that the proposed Stormwater Management Plan has been provisionally adopted into the Region Wide Stormwater Network Discharge Consent.
This is to ensure that the SMP can be reviewed and adopted by HWD. We also recommend the inclusion of an advice note which captures the following –
Advice Note
The diversion and discharge of stormwater is not authorised under Healthy Waters’
Regionwide Network Discharge Consent (NDC) until a stormwater management plan (SMP) is adopted by Healthy Waters, as the Consent Holder of the Regionwide NDC. The approval of the SMP by the Monitoring Team Leader does not constitute adoption of the SMP into the Regionwide NDC, nor does it oblige Healthy Waters to adopt an SMP which does not meet the requirements of the Regionwide NDC.
It is recommended that engagement with Healthy Waters regarding the adoption of the ...
33 for written certification by the Monitoring Team LeaderCouncil. This condition applies to all residential and non-residential buildings including Communal Facilities that are buildings.
(b) The information to be submitted under Condition 16(a) must include the following:
(i) details of the building’s façade treatment / architectural features including the façade treatment and detailing for the “feature end wall” elevations in general accordance with the details denoted on BDG Architectural Plans (Sheets 20-01 to 20-11); and (ii) a materials schedule including the palette of materials, colour
schemes (including colour swatches); and
(iii) details of external / rooftop services / plant and visual / acoustic screening elements.
(c) The finalised set of drawings mustshall ensure that the buildings’
proposed architectural treatment and finished appearance is in general accordance with the plans and information referenced at Condition 1, specifically the materials report / sheets in the BDG architectural plans (sheets 20-07 – 20-11).
(d) All works mustshall then be carried out in accordance with the details certified by the Council., to the satisfaction of the Monitoring Team Leader.
(e) The finalised set of drawings mustshall identify where rooftop stormwater flows are diverted to another dwelling for detention and re- use and an associated engineering calculation confirming that the volume of water to be detained and reused by each dwelling is appropriate for the size of the dwelling.
(f) The finalised set of drawings mustshall ensure that cycle parking facilities and rubbish bins / collection points are in front of a unit they be designed to be in keeping with the materiality and colour of the corresponding dwelling.
(g) The finalised set of drawings shall must ensure that Block A2 ground floor apartments facing Scott Road have their own pedestrian accesses to the street in the same way that has been proposed for Block A6.
(h) The finalised set of drawings shall must ensure that any paths within a rear lane be limited to that rear lane and connecting residents of the
Commented [KL9]: Comment required: There is no BDG “20” series plan set. Please clarify.
Commented [KL10]: See note above
34 relevant Block to their parking spaces only. They mustshould not connect to any external boundary or other Blocks. Pedestrian access across the Site and between the Blocks mustshould be via the public streets and the specified front doors of dwellings. The exception to this is those specific parking areas that are to the side of buildings and which face streets. These are the parking areas between Blocks C4 and E11; E10 and E11; E9 and E10; G1 and F1; and F1 and D8. For those units, residents parking their cars need to connect with the street to then access their front door.
(i) The finalised set of drawings mustshall ensure that the footpath that serves the front doors of Block E4 (which is for public access to front doors) mustshould not connect with the footpath that serves the rear of Block E5 (which connects residents to their rear lane and car park).
(j) The finalised set of drawings mustshall ensure that the design of the vehicle crossings include that they be of a different colour / finish than the public footpaths, with the public footpaths visually sitting on top of the vehicle crossings rather than being visually severed by them.
(k) The finalised set of drawings mustshall ensure that for the retained platform facing the street between Block B1 and B3this is to be faced in the same block or keystone as the other front walls along this street.
(l) The finalised set of drawings shall must ensure that the street facing façade and roof profile for Blocks B5 and B9 be re-composed to be visually as 3 x pairs in each building, as has been generally used for the remainder of the project’s terraced housing.
(m) The finalised set of drawings shall must ensure that the upper-level kitchen windows in Blocks B5 and B9 be increased in horizontal width by 50% by extending into the circulation space in front of the laundry / store space.
(n) The finalised set of drawings shall must ensure that for Blocks B3(a) and B3(b) a second vertical upper-level window be added, aligned in the circulation space in front of the laundry / store space.
(o) The finalised set of drawings shall must ensure that for Blocks A1, B1, B2, B6, B7, C1, C5, D1, D2, D4, D5, E1, E2, E3, E9, E10, and E11 the front entrance be redesigned so that there is an obvious, outwards- opening front door visible from the street. This may be of aluminium construction or containing glazed panels. For completeness, the apartment building entrances are excluded from this requirement.
35 (p) The finalised set of drawings shall must ensure that the south-east
elevation windows of Unit C4-05 are opaque.
(q) The finalised set of drawings shall must ensure that for the street- fronting upper-level windows in the two-storey terraced housing blocks, the window design is broadened into a suite of three window variants:
(i) The currently proposed, ‘square’, two-pane window;
(ii) Two separate rectangular and separate smaller windows (i.e., splitting the current window into two); and
(iii) Widening the two-pane window to be three panes and extending across more of the unit’s width.
These should must be distributed so that there is an approximately equal split between the three types across the development.
(r) The finalised set of drawings mustshall ensure that at least three roof colours are provided. These mustshould complement the colour schemes of the buildings set out in the Architectural Plans, 22-series sheets.
Lighting and E-bike Charging Design Plans
111. Prior to the approval of a building consent relating to any building, the Consent Holder must provide a Lighting and E-bike Charging Design Plan and Certification/ Specifications prepared by a suitably qualified person to the Monitoring Team LeaderCouncil for written certification, accompanied by a landscape architecture or urban design peer review confirming that:
(a) The lighting design is in accordance with ‘Crime Prevention Through Environmental Design’ principles and will contribute to amenity and safety for residents, visitors and immediately adjoining sites; and (b) That sufficient e-charge outlets are installed within bike storage facilities
to enable charging within each facility.
The objective of (a) is to ensure that adequate lighting is provided to frequently used areas within the proposed development for the safety of users.
36 Advice Note: Adequate lighting is the amount of lighting at eye level for a person with average eyesight so they can identify any potential threat approaching them from at least a 15m distance.
112. The Lighting Plan must include:
(a) Lighting for all areas of the development including, but not limited to the shared driveways, COALs, recreational and other Communal Facilities, building entrances, building frontages, car and bike parking facilities and waste management facilities and footpaths. For rear lane spaces, low- height (bollard-type or similar) lighting associated with unit entrances / fences adjacent to the private pathways is to be provided.
(b) Proposed locations, lux levels and design/types of lighting (i.e., manufacturer’s specifications once a lighting style has been determined), support structures required to control timing, level of lighting, and measures to minimise light spill, glare, and loss of night- time viewing.
(c) Demonstration of compliance with the AS/NZS 1158 P requirements and clearly specify what ‘P Category’ the lighting design will achieve. The selection criteria for the chosen lighting category should also be presented (i.e., pedestrian/cycle activity, risk of crime etc.).
(d) Demonstration of the vertical illuminance by means of lux contours or a similar method to assess light spill on neighbouring properties where relevant.
(e) Demonstration of compliance with the relevant standards in E24.6.1 Lighting of the AUP.
(f) Demonstrating of how night-time use of the pedestrian / cycle link serving Blocks A1 and A2 will be possible.
(g) An executive summary of the above information in plain English that outlines the relevant requirements to their application and their design response to them.
Landscape Design Plans
113. Prior to the approval of a Building Consent relating to any building, the Consent Holder must provide to the Monitoring Team LeaderCouncil for certification a finalised set of detailed soft and hard landscape design drawings and supporting written documentation prepared by a landscape architect or suitably qualified person. The submitted information must be in general accordance with the consented landscape concept plan(s) Ref –21-001-01 –
37 21-001-11, prepared by Helen Mellsop, dated 24 September 2021. The landscape design drawings, specifications and maintenance requirements shallmust, at a minimum, include the following matters:
(a) The location of all areas to be planted including rain gardens and all planting within future public road berms.
(b) A plant schedule based on the submitted planting plan(s) which details specific plant species, plant sourcing, the number of plants, height and/or grade (litre) / Pb size at time of planting, and estimated height / canopy spread at maturity. The plant schedule must ensure that:
(i) All medium to large evergreen and deciduous trees must be able to grow to a height of at least 8m at maturity with a spread of at least 3m.
(ii) All specimen trees within vested roads, and the public open spaces must be planted at no smaller than grade Pb95 /40L.
(iii) All specimen trees within the front yards or within rear yards and parking courts that are visible from public spaces and roads must be planted at no smaller than grade Pb40 except in relation to large tree species in the parking courts which must be planted at a minimum of PB95, as specified on Dwg No. 21-001-11.
(iv) All specimen trees within the front yards of all lots that have front yards and within parking courts (where (iii) does not apply) must be planted at no smaller than grade Pb12 or Pb 40.
(v) Specimen trees within the rear yards (excluding those outlined at ii above) must be planted at no smaller than grade Pb12 or Pb40.
(vi) Where Pseudopanax crassifolius, Pseudopanax Sabre, Magnolia
‘Genie’ or Viburnum opulus ‘Sterile’ are used within front yards or for screening of retaining walls, rubbish refuse or within parking courts, these must be planted in groups of 2 or 3 or planted alongside another specimen tree within the plant schedule that will provide scale and a wider canopy.
(vii) Additional planting to provide a layered planting approach to screen the retaining wall to the east of Block G1 (RW294 &
RW0293) must be provided, plants are to be planted at a range of grades no smaller than Pb5, and species must be able to reach a height which will successfully screen the length and height of the wall.
38 (viii) The retaining walls (RW251AO, RW9001D) within the rear yards of the lots within Blocks E9, E10 and E11 must be stepped to reduce the vertical height (up to 4.1m high), and to provide for planting beds between the stepped walls of at least 1m wide. The planting beds are to be planted with a range of species, including specimen trees and hedges that are able to grow to a height which suitably screens the majority of the wall length and height throughout the year / seasons. Hedges are to be planted no smaller than Pb18 and Specimen trees are to be planted at Pb40 to provide a greater speed of softening of the wall for residents.
(ix) Appropriate species for the wetland restoration.
(c) All hedges within the front yards or planting to screen proposed retaining walls, rubbish refuse locations and storage facilities must be planted at no smaller than grade Pb3.
(d) Details of draft specification documentation for any specific drainage, soil preparation, tree pits, staking, irrigation and mulching requirements including an analysis of whether a structural cell system is needed under the pavement in Block C and if so appropriate specifications.
(e) Annotated cross-sections and/or design details with key dimensions to illustrate that adequate widths and depths are provided for planter boxes / garden beds and raingardens.
(f) Annotated hard landscape and street and parks furniture plans including:
(i) the selection of paving and surface treatments/materials and their related specifications;
(ii) the location and plans and specifications of the design/type of all seating, refuse bins, lighting, fences, walls/retaining walls, play equipment and other structural landscape design elements;
(iii) Footpaths to front doors must be a provide a suitable surface of all abilities access.
(g) Any retaining walls, regardless of their overall height (including fence), that are visible from the public realm (existing and proposed roads and public open spaces) must be constructed from high-quality materiality / finish, such as but not limited to natural stone or key stone where this matches the materiality of the dwelling with the exception of the Ngaroma House edge which mustshall be brick.
39 (h) Any retaining walls within the rear yards and / or not visible from public places must be finished (painted or stained) a dark recessive colour (e.g., black, brown, grey). Where walls are over 1m in height planting must be provided to soften the appearance of the wall.
(i) The combined height of retaining walls and fences is to be 2m. Where the combined height is greater than 2m, the fence / safety from fall fence must be at least 50% visually permeable, and planting is to be provided to soften the appearance of the wall.
(j) The dripline area of the group of notable trees mustshall be mulched to 150mm deep with well-aged organic wood mulch, to be retained in situ.
114. Prior to preparing the landscape plans to be certified under Condition 121, the Consent Holder must seek to meet with Te Kawerau ā Maki and Ngati Whatua o Kaipara for input and suggestions on the following matters and subsequently prepare a draft landscape plan incorporating feedback from Te Kawerau ā Maki and Ngati Whatua o Kaipara as far as is reasonably practicable (and provide the draft landscape plan to Te Kawerau ā Maki for comment at least 15 working days prior to submitting it to the Council):
(a) Pathways and play items (consultation regarding street names is addressed in the Subdivision Consent);
(b) The application of Te Aranga Māori Design Principles to the landscape plans;
(c) Specific design elements put forward by Te Kawerau ā Maki and Ngati Whatua o Kaipara;
(d) Labels, and small signs for indigenous rongoā plants and food in the reserves to provide information about their uses.
Geotechnical Design
115. The construction of building foundations, retaining structures and all associated earthworks must be supervised by a suitably qualified person. In supervising the works, the suitably qualified person mustshall ensure that they are constructed and otherwise completed in accordance with NZS 4431:1989 (Code of Practice for Earthfill for Residential Development) and Section 2 (Earthworks and Geotechnical Requirements Version 1.6) of the Auckland Council Code of Practice for Land Development and Subdivision and the following reports:
(a) Geotechnical Investigation Report dated 27 September 2021 prepared by ENGEO Limited.
40 Services
116. Roading, water supply, wastewater, stormwater, power and telecommunication services must be provided in accordance with the plans referred to in Condition 1 and as required under the Subdivision Consent.
Advice Note: The specific conditions relating to the design and implementation of these networks are primarily set out in the Subdivision Consent, however operational conditions relating to effects from land use are contained in this consent.