6Subdivision

Background

Subdivisionistheprocessofdividingasiteorabuildingintooneormoreadditionalsites,orchanginganexistingboundarylocation.Subdivisionisfundamentaltoplace­shaping.Itistheprocesswheretherelationshipbetweentheprivateandpublicspaceisdefinedandlandallocated.Thelayout,designandlocationof subdivisionneedstoconsiderthelandusesanddevelopment(s)whichwilloccupythenewsites.Itneedstoconsiderthewaythecommunitywillinteractinthefuture.

Subdivisioncandeliverefficiency,amenityandfunctionalityofsubsequentdevelopment,butitcanalsogeneratesignificantenvironmentaleffects.Thismakesitimportantforsubdividedlandtohavesuitableaccess,adequateservicesandinfrastructure.

ThereareconsistentlyappliedsubdivisioncontrolsacrossAuckland.Therearealsospecificsubdivisioncontrolsforareasthataresubjecttoconstraintsorwhichhavelocalvalueswhichwarrantretention.SuchvariationswillbefoundintheAdditionalSubdivisionControlOverlayorinaprecinct.

TheADMprovidessupplementary,non­statutoryguidanceonpreparingproposalsfornewsubdivisionbyoutliningoptionstoachievehighstandardsofdesignandlayout.

Urbansubdivision

Subdivisionisessentialtoenablegrowthinourexistingurbanareasandtoestablishthebuildingblocksfornewneighbourhoods.Subdivisionismanagedinaccordancewiththescaleoftheactivity.Ingeneral,subdivisionwillbeassessedasarestricteddiscretionaryactivity.Themattersofassessmentwillvarydependingonthe numberofsitesproposedinanapplication.Wherealargernumberofsitesareproposed,agreateremphasisisneededonplacemaking,gooddesignoutcomesandinfrastructure.Suchsubdivisionneedstoconsideritsrelationshipwiththesurroundingexistingneighbourhood.Newneighbourhoodsshouldcreatetheirown

characterandidentitythroughthelayoutofblocksandopenspaces.Allsubdivisionneedstoconsiderconnectivity,layoutofroadsandblocksaswellasprovisionforpublictransport,walkingandcycling.

TheCentres,MixedUse,TerraceHousingandApartmentBuildingandMixedHousingUrbanzonesare intendedtoenableamoreintensiveformofdevelopment.Withinthesezonesalanduseresourceconsentcanbeapprovedpriortooratthesametimeasthesubdivisionconsent.Withalanduseresourceconsentapproved,amorestreamlinedsubdivisionprocesscanbeenabled.Vacantsitesubdivisionisprovidedforwithasiteshapefactorrequirementtoensuretheproposedsiteswillachievetheoutcomesintendedbythezone.

Ruralsubdivision

Subdivisionislimitedinruralzonesinordertopreserveruralproductivity,ruralcharacterandminimiseadverseeffectsofdevelopment.Ruralsubdivisionismanageddifferentlyfromurbanlandsubdivisionbecause:

•theruralzonesalreadyfeaturealargenumberofsites.Manyofthesesitesdonotcontaindwellings,meaningthereisalreadypotentialforproductiverurallandtobeusedforcountrysideliving.Thisisasignificantthreattolong­term,sustainableproductionfromruralareas

•wherecountrysidelivingisappropriateinruralareas,ithasbeenprovidedforbyzoningthelandCountrysideLivingwithcontrolsthatrecogniselandscapequalitiesandinfrastructurelimitations

•increasingthenumberofvacantruralsites,onwhichdwellingscanbebuilt,islikelytocreateadverseeffectsthatwillhinderruralproductivity.

Page 1 of 9

However,inruralzonesownersofexistingsignificantecologicalareasaregivenadditionalopportunitiesforsubdivisionthroughtransferablerights.Thisenablessubdivisionrightstobemovedtoareceiverarea,inreturnforlegallyprotectedareasofhigh­qualityindigenousvegetationthatareassessedaswarrantingprotection.Covenantinganappropriatelylargeareaofindigenousvegetationinthiswayretainsareaswithrecognisedhighbiodiversityvalues.

Atypicalsubdivisionprocess

Obtainingsubdivisionconsentfromthecouncilgenerallyfollowsthe10­stepprocessoutlinedbelow.Thismaydifferdependingontheparticularsituation.

Figure1:Atypicalsubdivisionprocess

Objectives

1.Landissubdividedefficientlytoreflecttheintendedoutcomesofthezone.

2.Landissubdividedinamannerthatprovidesforthelong­termneedsofthecommunityandminimisesthepotentialimpactsoffuturedevelopmentontheenvironment.

3.Infrastructuresupportingnewdevelopmentisplannedinanintegratedmannerandinplaceatthetimeofsubdivision.

Page 1 of 9

Page 1 of 9

4.

5.

6.

7.

8.

9.

10.

11.

Subdivisioniswelldesignedandprovidesforahighstandardofamenity.

Subdivisionhasalayoutwhichissafe,convenientandaccessiblethroughconnectionswithinthedevelopmentandwiththesurroundingneighbourhood.

Subdivisionmanagesadverseeffectsrelatingtolandscapeamenity,naturalresources,naturalhazardsorhistoricheritage.

Undevelopedruraltitlesareretainedandmanagedtoprovidefortheneedsofruralproduction,rurallifestyleandotherruralactivities.

ThereareincentivestoprotectidentifiedSignificantEcologicalAreas.

ThedemandforrurallifestylesubdivisionisdirectedtoCountrysideLivingzones.

Subdivisionenhancesthenaturalfeaturesthatcontributetothecharacterandamenityvaluesofruralareas.

Thedistinctivelandscapeandspaciouscharacterofidentifiedlocationsaremaintained.

Page 1 of 9

Policies

Allsubdivision

1.Requiresubdivisiontogiveeffecttoanapprovedstructureplan,frameworkplan,conceptplanand/orprecinctplan.

2.Requireearthworksrequiredbysubdivisionto:

a.managedust,noiseandrunoff

b.provideforbuildingplatformsandinfrastructureatthetimeofsubdivisiontoreducesignificantpost­subdivisionearthworks

c.avoidunnecessarymodificationoflandformsthatcontributetolocalcharacterandidentity

d.ensureretainingstructuresareofanappropriatescale,alloweaseofpedestrianmovementandarevisuallyunobtrusive.

3.Requiresubdivisionstoavoidormitigatenaturalhazardsandprovidesafeandstablebuildingplatformsandvehicleaccess.

4.Subdivisiondesignshouldrespondtothenaturallandscapesby:

a.avoidingbuildingplatformsorinfrastructureonidentifiedordominantridgelinesinRural,LargeLotorRuralandCoastalSettlementzones

b.locatinganddesigningroads,accessandinfrastructureinamannerwhichminimisesearthworks

c.locatingroadsandblockstofollowlandcontours.

5.Requiresubdivisionstobedesignedtorespondtoandretainscheduledfeatures,suchasarchaeologicalsitesandhistoricheritageplaces.

6.Requiresubdivisionstoprovideservicing:

a.inaco­ordinatedandintegratedmanner

b.sothatthenetworkcanbeexpandedorextendedtoadjacentlandwherethatlandiszonedforurbandevelopment

c.onthebasisthatthecostsofprovidingorupgradinglocalinfrastructurearemetbythedeveloper

d.sothatpowerandtelecommunicationsservicesarereticulatedundergroundtoeachsitewhereverpracticable

7.Requireallsitescapableofcontainingabuilding,inareaswhereserviceconnectionsareavailabletoa

Page 1 of 9

publicreticulatednetwork,toindividuallyconnecttothefollowingnetworks:

a.wastewater

b.stormwater

c.potablewater

d.electricity.

8.Requireallnewsitescapableofcontainingabuilding,inareaswithnoreticulatedstormwaterorwastewaternetwork,tobeofasizeandshapethatprovidesfor:

a.thetreatmentanddisposalofstormwaterinawaythatdoesnotleadtosignificantadverseoff­siteeffectsincludingdegradedwaterquality,erosion,landstability,creationorexacerbationof

flooding

b.managementofwastewatervia:

Page 1 of 9

i.

ii.

anon­sitewastewatertreatmentsystem,or

approvaltoconnecttoaprivatewastewaternetwork.

Page 1 of 9

c.potablewater.

9.Requiresubdivisionstobedesignedtomanagestormwater,inamannerthatprioritiseswatersensitivedesign:

a.toprotectlanddownstream,naturaloverlandflowpathsandstreams

b.tomaintainwaterquality

c.tointegratedrainagereservesandinfrastructurewithsurroundingdevelopmentandpublicopenspacenetworkswhereappropriate

d.inanintegratedandcost­effectiveway.

Page 1 of 9

10.

11.

Recognisetherequirementsofsignificantinfrastructureinsubdivisiondesign.

Requiresubdivisionsto:

Page 1 of 9

a.deliversitesthatareanappropriatesizeandshapefordevelopmentintendedbythezone

b.wherepolicy(a)aboveisnotachievedorforsubdivisionwherethesitesizeandshapeisdependentontheformofdevelopment,alanduseresourceconsentshouldbesoughtfortheintendeddevelopmentpriortooratthesametimeasthesubdivisionconsent.Theproposedsiteshallbeconsistentwiththelanduseresourceconsent.

Page 1 of 9

12.

13.

14.

Encouragetheretentionofindigenoustreesandvegetationtorecogniseandreflectlandscapeamenity,culturalandecologicalvalues.

Require,whereappropriate,resourceconsentsforsubdivisionforadditionalresidentiallandcapacity,tobegiveneffecttowithinspecifictimeframes,includingthroughstagingprovisionsandlapseperiods.

Requiresignificantphysicalworkstobeundertakenbeforegrantinganyextensiontothelapsedateforanyconsentrelatingtoalarge­scaleresidentialsubdivision.

Page 1 of 9

Allurbansubdivision

Page 1 of 9

15.

16.

Prioritisesharedvehicleaccesstoavoidtheproliferationofvehiclecrossingsthatcouldaffectthesafetyoftheroadandfootpath,limittheopportunitytoplantstreettrees,orprovideon­streetcarparking.

Requiresharedvehicleaccesstoservenomorethaneightrearsitesandtobeofawidth,lengthandformthat:

Page 1 of 9

a.encourageslowvehiclespeedenvironments

Page 1 of 9

b.providesforthesafetyofusersoftheaccessandtheadjoiningroadnetwork.

Page 1 of 9

17.

Requiresubdivisioninbusinesszonestobedesignedtoaccommodatetheanticipatedrangeofactivitiesinamannerthat:

Page 1 of 9

a.encouragesconnectivity

b.maintainslargersiteswitharoadfrontageforactivitiesintheBusinessPark,HeavyIndustryandLightIndustryzones.Whereafrontagecannotbeachievedasufficientlywideaccessthatisshortinlengthshouldbeprovided

c.enablestheintendedbuiltformforthezone.

Page 1 of 9

18.

19.

20.

Encouragetheamalgamationofsiteswithappropriateroadfrontagetofacilitateintegratedandcomprehensivedevelopment.

Avoidlow­densitysubdivisionintheTerraceHousingandApartmentBuildingzone.

Requiresubdivisionstocontributetoorcreateasenseofplacethroughadesignthat:

Page 1 of 9

a.enablesthecreationofdistinctneighbourhoods

b.incorporatesandenhanceslandformsandnaturalfeatures

c.protectssignificantculturalheritage,archaeologicalsitesandotherscheduledfeatures.

Page 1 of 9

21.

Requiresubdivisiontobedesignedtocreateintegratedcommunitiesandprovideastreetandblockpatternthatsupportstheconceptsofliveable,walkableandconnectedneighbourhoodincluding:

Page 1 of 9

a.aroadnetworkthat:

Page 1 of 9

i.

ii.

iii.

iseasyandsafetouseforpedestriansandcyclists

isconnectedwithavarietyofrouteswithintheimmediateneighbourhoodandbetweenadjacentsites

isconnectedtopublictransport,shops,schools,employment,openspacesandotheramenities

Page 1 of 9

b.limitscul­de­sacstowheresiteandtopographicalconstraintsinhibitconnections

c.vestsroadsaspublicinfrastructure

d.roadnetworkwhichissetoutinamannerthatsupportstheneedsofthepublictransportsystem

e.incorporatesprinciplesofcrimepreventionthroughenvironmentaldesign.

Page 1 of 9

22.

Requiresubdivisionapplicationstoanalysethecontextoftheapplicationareaandneighbourhoodthroughadesignstatement,todemonstratehowthesubdivisionpositivelyrespondstoitscontext,therebyenablingahighqualityresponsivedesign.

Page 1 of 9

Urbansubdivisionofaparentsiteover1hawith15ormoreproposedsites

Page 1 of 9

23.

Requiresubdivisionstoincludeadesignforroadsandaccesswith:

Page 1 of 9

a.appropriatestreetwidthsfortheirfunctionandplace­makingrole

b.appropriategradientsforvehiclemovements,pedestrians,cyclistsandon­streetcarparking

c.bermsthatcanaccommodatestreettreesandreticulatedinfrastructure

d.footpathsofappropriatewidthandplacementforeaseofmovementandsafety

e.intersectionswhichprovideforthesafetyofpedestrians,cyclistsandvehicles,andreflectthepurposeoftheroadinthenetwork

f.appropriateprovisionforoverlandflows.

Page 1 of 9

Page 1 of 9

24.

Requiresubdivisionstobedesignedtoachieveahighlevelofamenityandefficiencyforfutureresidentsby:

Page 1 of 9

a.aligningroadsandsitesformaximumsunlightaccess

b.aligningsitestotheroadtomaximiseopportunitiesforbuildingsfrontingtheroad

c.limitingrearsitestoplaceswheretopography,existingboundariesornaturalfeatureswouldpreventfrontsites

d.providingarangeofsitesizesanddensities

e.providingforhigherhousingdensitiesinlocationswheretheyaresupportiveofpedestrians,cyclists,publictransportandtheviabilityandvibrancyofcentres.

Page 1 of 9

25.

26.

Large­scalesubdivisionshouldprovideadequatepublicopenspacetomeettherecreationandamenityneedsoftheirresidents.

Requiresubdivisionstoprovidefortherecreationandamenityneedsofresidentsbyproviding:

Page 1 of 9

a.publicopenspaceswhichareprominentandaccessiblebypedestrians

b.thenumberandsizeofpublicopenspacesinproportiontothefuturedensityoftheneighbourhood

c.passivesurveillanceofpublicopenspacesandensureallpublicopenspacesarefrontedwithroads

d.pedestrianand/orcyclelinkages.

Ruralsubdivision

Page 1 of 9

27.

AvoidnewsubdivisionanddevelopmentforrurallivingwithintheRuralProduction,MixedRural,RuralCoastalandRuralConservationzones,exceptwhere:

Page 1 of 9

a.itprovidesfortheprotectionofexistingidentifiedSignificantEcologicalAreas

b.theresidentialdevelopmentpotentialoftheruralsiteistransferredintoCountrysideLivingzonesorservicedruralorcoastaltownsorvillagesidentifiedasareceiverarea.

Page 1 of 9

28.

29.

RetainadiversityofsitesizesintheRuralProduction,MixedRuralandRuralCoastalzonestoaccommodatearangeofruralproductionactivities.

Encouragetheamalgamationofruraltitlesandthetransferoftheirresidentialdevelopmentpotentialoutof:

Page 1 of 9

a.areasofeliteorprimeland

b.SignificantEcologicalAreas

c.areasofOutstandingNaturalCharacter

d.areasclosetoquarries,statehighways,heavyhaulageroutesandothersimilarareaswheresignificantreversesensitivityproblemsexistandintoidentifiedtransferablesitereceiverareas.

Page 1 of 9

30.

IdentifyappropriatereceiverareaswithintheCountrysideLiving,RuralProduction,andMixedRuralzones,andruralandcoastalvillages,wherethelandscapeandinfrastructurehaveadequatecapacitytosupportadditionaldwellings.Anappropriatereceiverareashould:

Page 1 of 9

a.beabletoprovidebuildingplatformswhichcanaccommodatepermittedactivitiesanddevelopmentwhichcomplieswiththerelevantAuckland­wide,zoneandprecinctrules

b.beabletoprovideaccessanddrivewaysthatwillnotresultinsignificantlanddisturbanceorvegetationremoval

Page 1 of 9

c.avoidadverseeffects,includingreversesensitivityeffects,ofsubdivisiononexistingruralusesandidentifiedmineralresources

d.considertheneedforsetbacksorbuffersbetweenpracticablebuildingplatformsandsurroundinglanduses,otherdevelopments,ornaturalfeatures

e.beabletoprovideadequatestormwaterandwastewatercollection,treatment,anddisposal

f.protectorenhancenaturalareasorfeatureswithappropriateprotectionandmonitoringmechanisms

g.protectorenhancearchaeologicalsitesandculturalresources

h.avoidadverseeffectsofthesubdivisiononthearea’sindigenousvegetation,landscapesensitivity,andnaturalandruralcharacter

i.beabletoprovidemitigationorenhancementplanting

j.demonstratehowthepotentialeffectsofnaturalhazardswillbeavoidedormitigated.

Page 1 of 9

31.

32.

33.

34.

ManageboundaryadjustmentstofacilitatemoreefficientuseofthelandforruralproductionactivitiesandavoidcreatingadditionalrurallivingsitesoutsideofCountrysideLivingzones.

Requiresubdivisiontonotadverselyaffectthecharacterandamenityvaluesofruralorcoastallandscapes.

Avoidsubdivisionthatcreatesribbondevelopmentadjoiningformedpublicroadsandmultipleaccesspointsthatadverselyaffectthecharacterandamenityvaluesofruralroads.

Requirethelocation,design,andsuitabilityofsitesandspecifiedbuildingareasto:

Page 1 of 9

a.integratedevelopmentwiththeexistinglandscapetomaintainandenhancetheoverallruralcharacter,and

b.ensuretheruralamenityandcharacterofadjacentsitesandtheareaarenotcompromised.

Page 1 of 9

35.

Subdivisionshouldresultinsiteboundariesandspecifiedbuildingandaccessareasthat:

Page 1 of 9

a.recognisetopographyincludingsteepslopes,naturalfeatures,ridgelines,aspect,watersupplies,andexistingvegetation

b.avoidinappropriatelylocatingspecifiedbuildingareasinhighlyprominentlocationsasviewedfrompublicplaces

c.reduceorconstrainaccesstolandandsoilresources(particularlyeliteorprimeland)ontheremainderoftheproperty

d.arenotlocatedonorcutoffaccesstoeliteorprimeland,andarelocatedonlandwithmoderatetolowproductivepotential

e.aresufficientlylargethattheymaintainandenhancetheabilityofthesiteandbalanceareatosupportruralproductionactivities,andavoidfragmentationofexistingruralactivities

f.donotsubdivideparcelsofeliteland

g.recogniseandprovideforexistingandproposedbuildings,developments,driveways,accesssites,rights­of­wayandeasementsorencumbrancesofanytype

h.aresetbacksufficientlytoavoidadverseeffectsontheriparianmarginsandprotectednaturalfeatures

i.avoidsplittingprotectedfeaturesorareasbetweensites

Page 1 of 9

j.inthecaseofaccessways,publicwalkwaysandroads,areofadesignthatmaintainsandenhancesruralandcoastalcharacterandenhancespublicaccess.

Page 1 of 9

36.

Requiresignificantecologicalareas,scheduledareas,featuresandscheduledsitesandplacesofsignificanceforManaWhenuaidentifiedintheUnitaryPlan,andriparianandcoastalmarginswithinasitebeingsubdivided,tobepermanentlyandlegallyprotectedatthetimeofsubdivision.

Page 1 of 9

Esplanadereserves

Page 1 of 9

37.

38.

Requireesplanadereservesonthesubdividedlandadjoiningthecoastandotherqualifyingwater­bodies.

Avoidthereductionofthewidthofanesplanadereserveorstrip,orthewaivingoftherequirementtoprovideanesplanadereserveorstrip,exceptwhere:

Page 1 of 9

a.safepublicaccessandrecreationaluseisalreadypossibleandcanbemaintainedforthefuture

b.thefollowingwillnotbeadverselyaffected:

Page 1 of 9

i.

ii.iii.iv.

themaintenanceandenhancementofthenaturalfunctioningandwaterqualityoftheadjacentsea,riverorotherwaterbody

thelandandwater­basedhabitatsonandadjoiningthesubjectlandareathenaturalvalues,geologicalfeaturesandlandscapefeatures

anyhistoricorculturalheritageplaceorMāoriculturalvalues

Page 1 of 9

c.itcanbedemonstratedthatanesplanadereserveorstripwillnotbenefitthemanagementofnaturalhazardsorthemaintenanceofcharacterandamenityofthecoastalenvironment

d.areducedwidthincertainlocationscanbeoffsetbyanincreaseinwidthinareaswhichwouldresultinpositivepublicbenefit,intermsofaccessandrecreation

e.restrictionsonpublicaccessarenecessarytoensurealevelofsecurityforbusinessactivitiesinlimited circumstances

f.directaccesstotheseaorotherwaterbodyisrequiredforabusinessactivityinlimitedcircumstances.

Page 1 of 9

39.

Avoidtheestablishmentofanesplanadestripinsteadofanesplanadereserve,exceptwherethe:

Page 1 of 9

a.landhaslimitedconservationandrecreationalvalue

b.conservationandhistoricheritagevaluesthatarepresentcanbeadequatelyprotectedinprivateownership

c.opportunitytoacquireanesplanadereserveisunlikelytoarisebutcontinuityofaccessisdesirable

d.creationofesplanadestripscansecurepublicbenefitsandresourcemanagementobjectiveswithoutalienatinglandfromprivateownership

e.landisnotsubjecttonaturalhazardsorstabilityissues.

Placebasedsubdivision

ThelocationsoftheplacebasedpoliciesareidentifiedbytheAdditionalSubdivisionControlsoverlay.

Page 1 of 9

40.

41.

Maintaintheexistingpatternanddensityofsubdivisioninidentifiedlocationstoprotecttheirlowdensitycharacter.

Avoidsubdivisionthatdetractsfromthenaturallandscapequalitieswhicharedefinedbythelow

Page 1 of 9

densitysettlementpattern.

Page 1 of 9