The Kaipātiki Local Board feedback on Plan Change 26
Submissions on Proposed Plan Change 26 to the Unitary Plan, regarding changes to Special Character (heritage) areas, closed on Friday. Below is the Kaipātiki Local Board feedback, prepared by myself and Danielle Grant, under delegation from the Local Board:
The Kaipātiki Local Board objects to proposed Plan Change 26. In particular this feedback relates to:
* D18.6.1 Standards for buildings in the Special Character Areas Overlay - Residential and in the Special Character Areas Overlay – General (with a residential zoning)
* D18.6.1.1 Building Height
* D18.6.1.2 Height in relation to boundary
* D18.6.1.3 Yards.
Reasons for Objection are as follows:
1. The plan change will allow greater building heights and densities in the side and rear of character properties than currently allowed for under the Single House zone. As such, the proposed changes will have detrimental effects on the heritage character of the buildings and it is erroneous to think that the changes will achieve the aim of protecting the character of the area, in fact it will be the opposite.
2. Height to Boundary: The proposed Special Character Area Overlay rule for height in relation to boundary is more permissive than the Single House zone. It defines the envelope based on a 3m vertical height and then a 45 degree incline.
This proposed plan change therefore creates a more bulky and dramatic effect than the Single House zone, which is based on a 2.5m vertical height and then a 45 degree incline. The Special Character Area Overlay area rules should provide additional protection to the zone rather than being more permissive or lenient than a Single House zone.
The outcome of the proposed more lenient rule is that a building can be built higher with greater bulk and visual impact.
3. Rear Yard: In the rear yard, the proposal is to reduce the current 3m boundary to just 1m. This will allow building to occur only 1m from a neighbour’s boundary and will have a significant visual and privacy impact on neighbours.
Relaxing the 3m setback for the rear yard will have a highly detrimental impact in areas of Northcote Point and Birkenhead Point where sections near corner junctions have rear yards adjacent to side yards.
If the proposals go ahead then the Special Character Area Overlay will place properties at a more vulnerable position from those in the Single House zone without the overlay. These properties will be adversely impacted by increasing encroachments into side and rear yards, affecting sunshine and privacy.
The increased encroachment of development to the side and rear of houses increases the size and scale of residential homes in a Special Character Area Overlay area and as such will add visual bulk detracting from the character features of the area.
The proposed plan change will result in the original fronts of heritage houses, and therefore neighbourhoods, being unduly dominated by large rear and side developments.
Such an approach will allow a form of facadism, and dramatically reduce the protection of the character of the area.
🧩😏 Riddle me this, Neighbours…
I am an odd number. Take away a letter and I become even. What number am I?
Do you think you know the answer?
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Onepoto Park
A month ago I witnessed a huge drum of chemicals on the back of a boat being sprayed deep into the water for apparently to remove the algae, I asked the co worker why he would do this and I had hoped it would not upset the 60-80 ducks that live on the water, he said they would have to drink a lot of water to be affected. I said "well, what else do they drink!" I told him I rescued ducks and place them into this pond when they are well enough and always in small groups so they have an adopted family of their own and not be lonely.
Since this I have witnessed the duck life very sick and dying, their feathers are falling off their wee bodies and they are trying to swim without feathers and eventually die...I am so upset witnessing this and every week there are fewer ducks, On Tuesday I only saw 10 ducks.
The regular lawn mower man for this park said he is very concerned as he and I felt it like a ghost pond as their were none in sight ! I feed all birdlife once a week here and the birds are always waiting for my visit. Usually 100-200 including pigeons, seagulls, pukeko's sparrow and ducks. Even the Pukeko's are missing, yes you may well say they have flew off somewhere but I have been frequenting this park and others for the past 15 months and never seen it so empty for this time of the year.... the council are accepting no liability and I am helpless to know where to take this further. I have witnesses and the lawn mower man says the pond was always clear years ago and he can't understand why it is so bad... the bridge has been blocked off underneath and the filth is disgusting and this is where some of the dead birds have been found. The chemicals are not making it better and my question is, why can't it be kept clean in an organic way and build the pond life with healthy plants to nourish the growth and feed the birdlife.
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