Consolidated Conditions LUC-2014-1096 / REG-2014-1097 / SUB-2014-1098 as amended by LUC-2016-1552

Additional Information

Specialist Report Title Prepared By Ref. Dated

172A Don Buck Road, Massey – Stage Two Candor3 - 06 June 2017

Proposed Infrastructure and Servicing Report

 Drawing Number Title Designer / Author Rev Dated

DB172P Planting Plans for Reserve and Western Batter Encompass 2 July 2017
Landscape
Architects

DBSW Pond Planting Encompass 2 July 2017

Landscape
Architects

These two planting plans replace the following:

Consolidated Conditions Comment Amended condition

LUC-2014-1096 / REG-2014-1097 / SUB-2014-

1098 as amended by LUC-2016-1552

17. Prior to the construction of any landscape Refer to new plan, attached at
elements within the streetscape and drainage Appendix D.
reserve, the consent holder shall submit for the
approval of the Manager Local and Sports Parks
West a detailed landscape planting plan including
all planting, trees and landscape works proposed
within the streetscape and drainage reserve. In
particular the plans shall:
(i) Be prepared by a suitably qualified landscape
architect.
(ii) Illustrate the location of street lights and other
service access points noting that street trees
should be planted a minimum of 5 metres from
street lights and 2m from other service boxes.
(iii) Provide tree pit details.
(iv) Provide detail on surface material and
construction of spillway of Lot 150 drainage
reserve.
(v) Depict that any areas of grass in the drainage
reserve edge that has a gradient greater than 1:5
shall be planted out with vegetation in accordance
with section 4 of the WCC Code of Practice.
(vi) Depict the location of bollards to prevent
vehicle entry into the reserve areas.
Consolidated Conditions
LUC-2014-1096 / REG-2014-1097 / SUB-2014-
1098 as amended by LUC-2016-1552
(vii) Depict the path around the stormwater pond
be constructed to WCC Code of Practice
Standard Detail SD7.09C
38. Subsurface drainage behind all retaining
structures shall be connected to the Stormwater
system at the time of establishment of dwellings
on each lot. A consent notice will be registered on
the title of each residential lot to ensure
compliance with this obligation.
43. Weed management involving the removal of
all environmentally damaging species (as listed in
the Environmentally Damaging Plants Appendix to
the District Plan) and as per the following list, shall
be undertaken for at least 3 years with all
environmentally damaging plants removed from
the site to the satisfaction of the Team Leader,
Compliance and Monitoring – West. Chinese
privet (Ligustrum sinense), Japanese
honeysuckle, (Lonicera japonica), brush wattle,
(Paraserianthes lophantha), Kahili ginger,
(Hedychium gardnerianum), pampas, (Cortaderia
Comment
Amended for consistency with Stage 1
conditions of consent. It is considered a
consent notice is not necessary to
enforce this condition. Once the
drainage has been constructed and
built, the consent notice will be
irrelevant.
As subsurface drainage behind he
retaining walls is part of the approved
design, this will be checked at
compliance stage.
The applicant seeks to amend the
maintenance period stated for
consistency with other maintenance
conditions.
Amended condition
38. Subsurface drainage behind all retaining
structures shall be connected to the
Stormwater system at the time of
constructing any house on the lot in question.
Written evidence shall be provided to the
Team Leader, Compliance & Monitoring –
West in the form of a receipt, producer
statement, or similar.
43. Weed management involving the removal
of all environmentally damaging species (as
listed in the Environmentally Damaging
Plants Appendix to the District Plan) and as
per the following list, shall be undertaken for
at least 2 3 years with all environmentally
damaging plants removed from the site to the
satisfaction of the Team Leader, Compliance
and Monitoring – West. Chinese privet
(Ligustrum sinense), Japanese honeysuckle,
(Lonicera japonica), brush wattle,
(Paraserianthes lophantha), Kahili ginger,
Consolidated Conditions
LUC-2014-1096 / REG-2014-1097 / SUB-2014-
1098 as amended by LUC-2016-1552
selloana), woolly nightshade, (Solanum
mauritianum).
50. Following the initial weed removal, there shall
be on-going weed removal at four-monthly
intervals (maximum) for the first two years and
following this, at six monthly intervals for the
remaining period of the consent. There shall be a
weed management operation three weeks prior to
any required planting.
Planting
51. In the first planting season (May until 7th
September) following completion of the main site
earthworks, native re-vegetation planting and
weed control shall be carried out to the
satisfaction of the Arborist/Ecologist Western
Resource Consents, as per the submitted
Arboricultural Report by Richard Peers for Peers
Brown Miller Ltd, dated 24th June 2014, Stream
Ecology Assessment and ‘Weed Management
and Restoration Planting Plan’ by Bioresearches
Ltd, dated June 2014, landscape plans by
Encompass Landscape Architects, and Pond
Comment
The applicant seeks to amend the
maintenance period stated for
consistency with other conditions of
earlier stages, specifically to be a period
of two years rather than three.
The applicant seeks to amend the
maintenance period stated for
consistency with other conditions of
earlier approved stages, specifically, to
be a period of two years.
It is considered that a maintenance
period of three years is excessive. Two
years is plenty of time for any vegetation
to become established.
A two year maintenance period is also
that which is referred to in the Waitakere
Amended condition
(Hedychium gardnerianum), pampas,
(Cortaderia selloana), woolly nightshade,
(Solanum mauritianum).
50. Following the initial weed removal, there
shall be on-going weed removal at four-
monthly intervals (maximum) for the first two
years and following this, at six monthly
intervals for the remaining period of the
consent. There shall be a weed management
operation three weeks prior to any required
planting.
51. In the first planting season (May until 7th
September) following completion of the main
site earthworks, native re-vegetation planting
and weed control shall be carried out to the
satisfaction of the Arborist/Ecologist Western
Resource Consents, as per the submitted
Arboricultural Report by Richard Peers for
Peers Brown Miller Ltd, dated 24th June
2014, Stream Ecology Assessment and
‘Weed Management and Restoration
Planting Plan’ by Bioresearches Ltd, dated
Consolidated Conditions
LUC-2014-1096 / REG-2014-1097 / SUB-2014-
1098 as amended by LUC-2016-1552
replanting information as per the application,
except where superseded by the following:
(i) All plants shall be of good quality nursery stock
and maintained for a period of three years from
the date of planting. If any of the replacement
vegetation dies within this period, it shall be
replaced and maintained as per the stated
condition.
(ii) All planted areas shall be kept free of weeds,
and all planted plants shall be kept free of
competing vegetation such as grasses, for a
period of three years following planting under this
consent.
54. The street trees shall be maintained for two
years minimum with plants watered as necessary
in the first summer to facilitate establishment, with
replacement plants provided as necessary the
following planting season, and with any ties
removed within the first six to nine months
following initial planting (to prevent plants
snapping in wind at the tie).
Comment
City Council Code of Practice for City
Services Infrastructure (attached at
Appendix F). This code of practice is
referenced in conditions (including but
not limited to) 72 and 73.
The applicant seeks to amend the
maintenance period stated for
consistency with other conditions.
A two year maintenance period is
considered to be appropriate, as
discussed above.
Amended condition
June 2014, landscape plans by Encompass
Landscape Architects, and Pond replanting
information as per the application (dated July
2017), except where superseded by the
following:
(i) All plants shall be of good quality nursery
stock and maintained for a period of two
three years from the date of planting. If any
of the replacement vegetation dies within this
period, it shall be replaced and maintained as
per the stated condition.
(ii) All planted areas shall be kept free of
weeds, and all planted plants shall be kept
free of competing vegetation such as
grasses, for a period of two three years
following planting under this consent.
54. The street trees shall be maintained for
two years minimum with plants watered as
necessary in the first summer to facilitate
establishment, with replacement plants
provided as necessary the following planting
season, and with any ties removed within the
first six to nine months following initial
planting (to prevent plants snapping in wind
at the tie).
Consolidated Conditions Comment Amended condition

LUC-2014-1096 / REG-2014-1097 / SUB-2014-

1098 as amended by LUC-2016-1552
58. The Streamside Enhancement Area as
shown on the Auckland Council District Plan
(Waitakere Section) Birdwood Urban Concept
Plan (outlined in blue) relating to Future
Development Lot 1 on the Development Scheme
Plan (Drawing SP001, prepared by Candor 3,
Revision B and dated 9 October 2014), including
the plantings and all native vegetation located
within 5m of either side of the stream, shall be
permanently protected by way of Covenant
pursuant to Section 108(2)(d) of the Act. The
notice shall include the requirement that no
activity be undertaken on the site(s) or within the
aforementioned area that would harm or damage
such vegetation within. The covenant shall be
registered against the relevant titles prior to this
consent being completed.

Ecology

76. Any retaining walls along the boundaries of
Don Buck Primary Reserve shall be constructed
inside the boundary of the proposed lots and
painted with a black stain.
This condition is not considered to be Condition removed.
necessary. The reserve contains dense
bush which would largely conceal the
retaining wall from being observable
from any points from within the reserve.

Additionally, the retaining wall would be

constructed of timber, which would also
be a suitable materiality which is not
Consolidated Conditions Comment Amended condition

LUC-2014-1096 / REG-2014-1097 / SUB-2014-

1098 as amended by LUC-2016-1552
considered to be obtrusive when viewed
from the reserve.

Over time, the timber will also become

coloured with various moss which will
further reduce its visual appearance
from within the reserve.

78. The retaining wall adjoining lots 63-65 shall be
‘stepped’ and planted with plants that provide
sufficient screening and low maintenance as per
“Benching Plan – Western Lots Sections D & I
Drawing BP-01”, prepared by Candor 3, dated
Sept 2014.
The applicant seeks to replace the
referenced plan “Benching Plan –
Western Lots” with Planting Plans for
Reserve and Western Batter.
78. The retaining wall adjoining lots 63-65327
- 333 shall be ‘stepped’ and planted with
plants that provide sufficient screening and
low maintenance as per “Benching Plan –
Western Lots Sections D & I Drawing BP-01”,
prepared by Candor 3, dated Sept 2014.
“Planting Plans for Reserve and Western
Batter”, prepared by Encompass, dated July
2017

79. Prior to the planting of the retaining wall, the
consent holder shall submit for the approval of the
Manager Local and Sports Parks West a detailed
landscape planting plan for the retaining wall step.
All works must be in accordance with the Section
7 WCC Code of Practice and to the satisfaction of
the Manager Local and Sports Parks West.
It is not considered necessary to plant Condition removed.
the retaining wall. The reserve is heavily
bushed and the retaining wall is unlikely
to be visible from any other areas within
the reserve.

81. The consent holder will be responsible for the 81. The consent holder will be responsible for
maintenance of all landscaping, street trees and the maintenance of all landscaping, street
Consolidated Conditions
LUC-2014-1096 / REG-2014-1097 / SUB-2014-
1098 as amended by LUC-2016-1552
plants in the retaining wall, drainage reserve,
streetscape and battered bank for a period of two
years, from the date of practical completion of all
requirements. Any dead or dying trees/plants to
be replaced as required.
Advice Note:
Practical completion will be deemed to be to the
satisfaction of the Manager Local and Sports
Parks West.
84. The consent holder will undertake
maintenance in relation to weed removal and
management, planting, landscape works or
rubbish and debris removal in relation to the
drainage reserve for two years from practical
completion. Maintenance must be carried out in
accordance with best practice methods. Planted
areas shall be weed free and any dead or dying
plants replaced as required.
Advice Note:
The practical completion of landscape works
within the drainage reserve will be on completion
of all landscape works within the drainage reserve
and will be determined by the Environmental
Monitoring Inspector (EMI) in consultation with the
Parks and Recreation Advisor.
Comment
The amendment of this condition is
sought in order to reflect other changes
as part of this application.
[It is noted that the existing condition 81
(and 84 below) utilises a maintenance
period of two years, which supports the
request to vary other conditions to be
consistent with this requirement.]
Amended condition
trees and plants in the retaining wall,
drainage reserve, streetscape and battered
bank for a period of two years, from the date
of practical completion of all requirements.
Any dead or dying trees/plants to be replaced
as required.
Advice Note:
Practical completion will be deemed to be to
the satisfaction of the Manager Local and
Sports Parks West.
84. The consent holder will undertake
maintenance in relation to weed removal and
management, planting, landscape works or
rubbish and debris removal in relation to the
drainage reserve for two years from practical
completion. Maintenance must be carried out
in accordance with best practice methods.
Planted areas shall be weed free and any
dead or dying plants replaced as required.
Advice Note:
The practical completion of landscape works
within the drainage reserve will be on
completion of all landscape works within the
drainage reserve and will be determined by
the Environmental Monitoring Inspector (EMI)
in consultation with the Parks and Recreation
Advisor.
Consolidated Conditions
LUC-2014-1096 / REG-2014-1097 / SUB-2014-
1098 as amended by LUC-2016-1552
Geotechnical
141. All “External” Retaining Walls at the Subject
Site Boundaries: Upon completion of earthworks,
the designer or the suitable qualified engineering
professional who supervises the work of the
retaining walls located along the boundaries must
confirm durability life of these structures to be at
least 100 years and design to take surcharge of at
least 12kPa. Written evidence shall be provided to
the Team Leader, Compliance & Monitoring -
West in a form of a receipt, producer statement or
similar.
142. All Retaining Walls Along the Boundaries:
Upon completion of earthworks, the designer or
the suitable qualified engineering professional
who supervise the work of the retaining walls
located along the boundaries must confirm
durability life of these structures to be at least 100
years and design to take surcharge of at least
12kPa. Written evidence shall be provided to the
Team Leader, Compliance & Monitoring - West in
a form of a receipt, producer statement or similar.
Advice Note:
For timber structures a hazards class rating of
H6/H6 is considered to meet the 100 year
durability requirement.
Comment
It is considered that the durability of
external retaining walls to be 100-year
life span is unwarranted and excessive
for this application.
Buildings are generally designed for a
50-year lifespan, as per Building Code
regulations. It is considered that a 50-
year lifespan for retaining walls is also
appropriate.
It is noted that 50-years is generally the
minimum guaranteed lifespan, it is very
likely the actual lifespan of the retaining
wall will be significantly longer.
Additionally, there is no policy direction
or rule which requires external boundary
retaining walls to have a lifespan of at
least 100 years.
Other similar applications have had
conditions for a 50-year timespan
imposed. The imposition of a 100-year
lifespan would be inconsistent with
previously approved consents,
particularly as there is nothing in this
application which might warrant a
departure from the regular standards.
Amended condition
141. All “External” Retaining Walls at the
Subject Site Boundaries: Upon completion of
earthworks, the designer or the suitable
qualified engineering professional who
supervises the work of the retaining walls
located along the boundaries must confirm
durability life of these structures to be at least
100 50 years and design to take surcharge of
at least 12kPa. Written evidence shall be
provided to the Team Leader, Compliance &
Monitoring - West in a form of a receipt,
producer statement or similar.
142. All Retaining Walls Along the
Boundaries: Upon completion of earthworks,
the designer or the suitable qualified
engineering professional who supervise the
work of the retaining walls located along the
boundaries must confirm durability life of
these structures to be at least 100 50 years
and design to take surcharge of at least
12kPa. Written evidence shall be provided to
the Team Leader, Compliance & Monitoring -
West in a form of a receipt, producer
statement or similar.
Advice Note:
Consolidated Conditions
LUC-2014-1096 / REG-2014-1097 / SUB-2014-
1098 as amended by LUC-2016-1552
166. Plant maintenance in accordance with the
Stream Mitigation Plan in Condition 158 shall
occur for 3 years or until canopy closure. The 3
year period shall commence once all the
mitigation works have been completed on the
intermittent stream onsite.
Stage 2 Section 224(c) Conditions
327. Any retaining walls along the boundaries of
Don Buck Primary Reserve will be constructed so
as to be 0.5m inside the boundary of the proposed
lots and painted with a black stain.
328. The retaining wall adjoining lots 63-65 shall
be ‘stepped’ and planted with plants that provide
sufficient screening and low maintenance as per
Comment Amended condition
For timber structures a hazards class rating
Retaining walls proposed for boundaries of H6/H6 is considered to meet the 100 50
between the new residential lots are year durability requirement.
only required to have a 50 year design
life, yet these are no different to the
‘external’ boundaries of the original site
– the walls will still be located on a
boundary between two separately
owned sites on separate titles.
The applicant seeks to amend the 166. Plant maintenance in accordance with
maintenance period stated for the Stream Mitigation Plan in Condition 158
consistency with other conditions. shall occur for 3 2 years or until canopy
closure. The 3 2 year period shall commence
once all the mitigation works have been
completed on the intermittent stream onsite.
Remove condition
The applicant seeks to remove these
conditions as they are not considered to
be required or applicable.
Remove condition
Consolidated Conditions Comment Amended condition

LUC-2014-1096 / REG-2014-1097 / SUB-2014-

1098 as amended by LUC-2016-1552
‘Benching Plan – Western Lots Sections D & I
Drawing BP-01, prepared by Candor 3, dated
Sept 2014.

329. Prior to the planting of the retaining wall, the

consent holder shall submit for the approval of the
Manager Local and Sports Parks West a detailed
landscape planting plan for the retaining wall step.
All works must be in accordance with the Section
7 WCC Code of Practice and to the satisfaction of
the Manager Local and Sports Parks West.

334. Weed management involving the removal of
all environmentally damaging species (as listed in
the Environmentally Damaging Plants Appendix to
the District Plan) and as per the following list, shall
be undertaken for at least 3 years with all
environmentally damaging plants removed from
the site to the satisfaction of the Team Leader,
Compliance and Monitoring – West. Chinese
privet (Ligustrum sinense), Japanese
honeysuckle, (Lonicera japonica), brush wattle,
(Paraserianthes lophantha), Kahili ginger,
(Hedychium gardnerianum), pampas, (Cortaderia
selloana), woolly nightshade, (Solanum
mauritianum).
The applicant seeks to amend the
maintenance period stated for
consistency with other conditions.
Two years is considered to be an
appropriate length of time to maintain
weed management.
334. Weed management involving the
removal of all environmentally damaging
species (as listed in the Environmentally
Damaging Plants Appendix to the District
Plan) and as per the following list, shall be
undertaken for at least 2 3 years with all
environmentally damaging plants removed
from the site to the satisfaction of the Team
Leader, Compliance and Monitoring – West.
Chinese privet (Ligustrum sinense),
Japanese honeysuckle, (Lonicera japonica),
brush wattle, (Paraserianthes lophantha),
Kahili ginger, (Hedychium gardnerianum),
pampas, (Cortaderia selloana), woolly
nightshade, (Solanum mauritianum).
Consolidated Conditions
LUC-2014-1096 / REG-2014-1097 / SUB-2014-
1098 as amended by LUC-2016-1552
345. The street trees shall be maintained for two
years minimum with plants watered as necessary
in the first summer to facilitate establishment, with
replacement plants provided as necessary the
following planting season, and with any ties
removed within the first six to nine months
following initial planting (to prevent plants
snapping in wind at the tie).
Comment
The applicant seeks to amend the
maintenance period stated for
consistency with other conditions.
Amended condition
345. The street trees shall be maintained for
two years minimum with plants watered as
necessary in the first summer to facilitate
establishment, with replacement plants
provided as necessary the following planting
season, and with any ties removed within the
first six to nine months following initial
planting (to prevent plants snapping in wind
at the tie).