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PM163 was introduced without prior
notice. Immediately all pending applications in these zones was
subject to the proposed rule changes. This had immediate effect
to 2 current MRA projects.
The first was an application for construction of a new residence
on a vacant site in Residential Zone 2C. The consent which had been
lodged 8 weeks prior to the new plan change was rejected.
Our client engaged the services of consultants including a Town
Planner, Environmental Legal Team and Arborist. We prepared a revised
application based on the new design guidelines, this meant preparing
contextural and streetscape plans and analyses and amendment to
the sketch plans. The application was relodged, and after a further
8 weeks was finally approved. The additional cost involved in achieving
a successful outcome has been significant.
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The second project involved a
proposal to demolish a badly fire damaged, partly demolished residence
and erect a new dwelling.
The original residence constructed prior to 1940 had suffered a
number of non-character alterations, including an unsympathetic
1960's conversion into 2 flats with lowered ceilings. Various lean-to
and built in porches and joinery replacements had also occurred
over the years prior to a serious fire. It was pretty Sad!
In order to apply for the right to complete the demolition of the
fire damaged structure we were required to prepare contextural and
streetscape analyses and plans in addition to the standard statement
of effects report and drawings. After 3 months, the council agreed
to the demolition of the house. It was our impression that council
staff were reluctant to make any decision at all in this zone, at
that stage. Ultimately it was not until the client engaged an engineer
who condemned the integrity of the structure that the council were
swayed from their suggestion that the building could be restored
(to what?).
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We understand and support the need
to preserve Auckland's early heritage homes, however have serious
concerns about the work-ability of the proposed plan change, the
fairness of the limitations imposed on homeowners & the costs
arising from those limitations, and finally the significant cost
of making an application for consent given the additional information
required. From the summary of submissions regarding this proposal
we are not alone.
See www.aucklandcity.govt.nz
We have been pleased to achieve favourable outcomes in applications
for our both of these clients. We believe that both applications
were firsts in their zones. On the up side we have gained valuable
experience in preparing applications in these zones and can pass
on this experience to new client projects.
Heritage Value?
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Auckland City Council
Plan Modification 163 Residential Zones 1 & 2
Description: A raft of changes affecting what homeowners can
do with their properties in these zones, in particular design
rules limit options for alterations or new residences.
Notified: 29/5/05
Submissions Closed: 1/7/05
Further Submissions Closed: 1/11/05 |
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