Application for Resource Consent:
Mr and Mrs J Smith
Assessment of Effects
This statement of effects provides an assessment of the actual and/or potential effects on the environment of the proposed development of (insert activity description as per application form). This statement of effects accompanies and forms part of the resource consent application.
1.1 Description of the site
The 1012m2 rectangular site is located on the northern side of Peak Road, Jonesville. The site rises gently from the front boundary, but towards the rear of the property falls steeply away to a gully below. There is an older style weatherboard cottage located near the road boundary of the site. The remainder of the property is covered in reasonably mature native trees and bush with little undergrowth. A parking area for two cars has been cleared to the front of the site.
A site plan is attached to the application.
1.2 Description of the proposal
It is proposed to build an addition of a second storey onto the rear of the dwelling. This activity is permitted by the plan.
The height in relation to boundary rule, however, states that no part of any building shall exceed a height equal to 3m plus three quarters of the shortest horizontal distance between that part of the building and the boundary. A part of the northern wall of the proposed dwelling would exceed this control by 1.7m at the worst point of infringement. This is shown on the attached plans.
Consultation has been undertaken with all three surrounding neighbours. Neither of the neighbours on each side expressed any concern regarding the proposed addition. The written approval of the neighbours to the rear has been obtained as it is considered they are potentially adversely affected by the development - especially with respect to privacy.
2 Assessment of effects
A restricted discretionary activity consent is required. The plan identifies the following matters which are relevant:
- Reduced sunlight/daylight admission
The site is located on the northern side of the road. Because the house to the rear is located further to the north of where the addition will be located, there will be no adverse effect on that neighbour's privacy. Nor will there be any effect on the adjoining side neighbours, given the presence of mature vegetation on these sites and the distance between the dwellings. The proposed development is well within the maximum height control. Realistically, it is the topography of the land that creates the difficulty in complying with the height in relation to boundary control.
- Not in keeping with the design of the house
It is proposed to construct the addition out of the same style and width weatherboard cladding as is currently on the dwelling. The large windows proposed in both the upper and lower levels of the addition will break up the facade of the addition - so the addition does not look bulky when viewed from the neighbouring properties.
The addition will be finished in colours to blend in with the existing dwelling.
- Out of character with the street
The house design is similar to a number of dwellings in the area - most of which are reasonably substantial, double (or triple) storey homes. Due to the slope of the land, the addition would not be visible from Peak Road. It will, however, be visible from Davis Road which is across the gully. Due to the nature of the building materials proposed (ie, similar to those on the existing house), the presence of mature vegetation on site and the distance between that road and the addition, the addition will not be a dominant feature on the landscape or out of character with existing development in the area.
- Reduces someone's privacy
The addition takes advantage of the opportunities provided by the existing development on the site. While there are significant areas of window proposed, these generally overlook the house below - as opposed to looking directly onto it.
In any case, the neighbours have indicated that they have no objection to the proposal and their written approval has been obtained.
- Blocks someone's view
No one's view will be affected by the proposed addition.
- Compromises a known vegetative or built feature
The addition will be placed on an existing cleared area of land. It will not dominate any existing vegetation in the area.