E38 Subdivision - Urban
E38 Subdivision - Urban
E38 Subdivision - Urban
Subdivision – Urban
E38.1. Introduction
Subdivision is the process of dividing a site or a building into one or more additional sites
or units, or changing an existing boundary location.
PC 78 (see
Modifications)
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Objectives, policies and rules in this section apply to subdivision in all zones except for
the Rural – Rural Production Zone, Rural – Mixed Rural Zone, Rural – Rural Coastal
Zone, Rural – Rural Conservation Zone, Rural – Countryside Living Zone, Rural -
Waitākere Foothills Zone, Rural - Waitākere Ranges Zone, Future Urban Zone, and
Special Purpose – Quarry Zone which are located in E39 Subdivision – Rural.
E38.2. Objectives
(1) Land is subdivided to achieve the objectives of the residential zones, business
zones, open space zones, special purpose zones, coastal zones, relevant
overlays and Auckland-wide provisions.
(2) Land is subdivided in a manner that provides for the long-term needs of the
community and minimises adverse effects of future development on the
environment.
(6) Subdivision has a layout which is safe, efficient, convenient and accessible.
(8) Subdivision maintains or enhances the natural features and landscapes that
contribute to the character and amenity values of the areas.
(10) Subdivision:
(a) within urban and serviced areas, does not increase the risks of adverse
effects to people, property, infrastructure and the environment from natural
hazards;
(b) avoids, where possible, and otherwise mitigates, adverse effects associated
with subdivision for infrastructure or existing urban land uses; and
(c) maintains the function of flood plains and overland flow paths to safely convey
flood waters, while taking into account the likely long term effects of climate
change.
PC 78 (see
Modifications)
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E38.3. Policies
(1) Provide for subdivision which supports the policies of the Plan for residential
zones, business zones, open space zones, special purpose zones, coastal
zones, relevant overlays and Auckland-wide provisions.
(2) Require subdivision to manage the risk of adverse effects resulting from natural
hazards in accordance with the objectives and policies in E36 Natural hazards
and flooding, and to provide safe and stable building platforms and vehicle
access.
(b) locating and designing roads, access and infrastructure in a manner which
minimises earthworks; and
(5) Provide for subdivision of residential zoned sites containing indigenous vegetation
scheduled in the D9 Significant Ecological Areas Overlay where the significant
ecological area is to be protected, and enable the same or a similar number of
sites to be created as would be enabled if the site did not contain a significant
ecological area.
(6) Provide for subdivision around existing development, and where it enables
creation of sites for uses that are in accordance with an approved land use
resource consent and where there is compliance with Auckland-wide and zone
rules.
(7) Provide for minor boundary adjustments which enable a more efficient and
effective use of land where there is compliance with Auckland-wide and zone
rules.
(8) Avoid subdivision of minor dwellings or converted dwellings not complying with
minimum lot size.
(10) Require subdivision to provide street and block patterns that support the
concepts of a liveable, walkable and connected neighbourhood including:
(b) vehicle crossings and associated access designed and located to provide
for safe and efficient movement to and from sites and minimising potential
conflict between vehicles, pedestrians, and cyclists on the adjacent road
network.
(a) aligning roads and sites for maximum sunlight access where topography
and parent site shape allows; and
(b) aligning sites to the road to maximise opportunities for buildings fronting the
road.
(12) Limiting rear sites to places where the site topography, existing boundaries,
natural features, or scheduled places will prevent the creation of front sites.
PC 78 (see (13) Require subdivision to deliver sites that are of an appropriate size and shape for
Modifications)
development intended by the zone by:
(b) providing for higher residential densities in locations where they are
supportive of pedestrians, cyclists, public transport and the viability and
vibrancy of centres.
(14) Encourage the design of subdivision to incorporate and enhance land forms,
natural features, and indigenous trees and vegetation.
(15) Encourage shared vehicle access by way of rear lanes where appropriate to
avoid the proliferation of vehicle crossings that:
(a) creates adverse effects on the safety of the road and footpath;
(c) creates inefficiencies in the provision of on-street car parking or areas for
bus stops.
(16) Require shared vehicle access to be of a width, length and form that:
(b) provides for the safety of users of the access and the adjoining road
network.
(a) providing open spaces which are prominent and accessible by pedestrians;
(b) providing for the number and size of open spaces in proportion to the future
density of the neighbourhood; and
Infrastructure
(19) Require subdivision to provide servicing:
(a) wastewater;
(21) Require sites capable of containing a building, in areas with no reticulated water
supply, stormwater or wastewater network, to be of a size and shape that
provides for:
(a) the treatment and disposal of stormwater in a way that does not lead to
significant adverse off-site effects including degraded water quality, erosion,
land instability, creation or exacerbation of flooding;
(d) to protect natural streams and maintain the conveyance function of overland
flow paths;
(25) Avoid reducing the width of esplanade reserve or strip, or the waiving of the
requirement to provide an esplanade reserve or strip, except where any of the
following apply:
(a) safe public access and recreational use is already possible and can be
maintained for the future;
(b) the maintenance and enhancement of the natural functioning and water
quality of the adjoining sea, river or other water body will not be adversely
affected;
(c) the land and water-based habitats on, and adjoining, the subject land area
will not be adversely affected;
(d) the natural values, geological features and landscape features will not be
adversely affected;
(e) any scheduled historic heritage places and sites and places of significance
to Mana Whenua will not be adversely affected;
(f) it can be demonstrated that the reduced width of the esplanade reserve or
strip is sufficient to manage the risk of adverse effects resulting from natural
hazards, taking into account the likely long term effects of climate change;
(g) it can be demonstrated that a full width esplanade reserve or strip is not
required to maintain the natural character and amenity of the coastal
environment;
(i) restrictions on public access are necessary to ensure a level of security for
business activities in limited circumstances having regard to the policies in
B8.4 relating to public access and open space in the coastal marine area;
or
(j) direct access to the sea or other water body is required for a business
activity in limited circumstances.
(26) Require esplanade reserves rather than esplanade strips unless any of the
following apply:
(b) conservation and historic heritage values that are present can be
adequately protected in private ownership;
(d) creation of esplanade strips can secure public benefits and resource
management objectives without alienating land from private ownership;
(e) land is subject to natural hazards or stability issues taking into account the
likely long term effects of climate change; or
(f) a marginal strip of at least 20 metres under the Conservation Act 1987 has
not been set aside on land that is Treaty Settlement Land.
(28) Avoid subdivision that detracts from the natural landscape qualities which are
defined by the low density settlement pattern.
(29) Manage subdivision of land where there are known infrastructure constraints.
Activity Activity
Status
(A40) Subdivision in accordance with an approved land use resource RD
consent complying with Standard E38.10.1.1
(A41) Subdivision around existing buildings and development RD
complying with Standard E38.10.1.2
(A42) Any subdivision listed in this activity table not meeting the D
standards in E38.6 General standards for subdivision
(A43) Any subdivision not otherwise provided for in Tables E38.4.1and D
E38.4.4
Table E38.4.5 Activity table - Subdivision in all other zones excluding those
covered by E39 Subdivision - Rural
Activity Activity status
(A44) Any subdivision not meeting the standards in E38.6 D
General standards for subdivision
(A45) Subdivision not otherwise provided for in Table E38.4.1 D
E38.5. Notification
PC 78 (see (1) An application for resource consent for a controlled activity listed in Table
Modifications) E38.4.1 Activity table - Subdivision for Specific Purposes will be considered
without public or limited notification or the need to obtain written approval from
affected parties unless the Council decides that special circumstances exist
under section 95A(9) of the Resource Management Act 1991.
(2) Any application for resource consent for an activity listed in Tables E38.4.1 to
E38.4.5 Activity tables and which is not listed in E38.5(1) will be subject to the
normal tests for notification under the relevant sections of the Resource
Management Act 1991.
PC 78 (see
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Modifications)
(3) When deciding who is an affected person in relation to any activity for the
purposes of section 95E of the Resource Management Act 1991 the Council will
give specific consideration to those persons listed in Rule C1.13(4).
(a) in residential zones and business zones - a shape factor that meets
the requirements of Standard E38.8.1.1 Site shape factor in residential
zones or Standard E38.9.1.1 Site shape factor in business zones;
(b) will be amalgamated with another site that already has legal and
physical access to a road.
(2) Entrance strips must be less than 7.5 metres wide unless otherwise
stated.
E38.6.3. Services
(1) For all proposed sites capable of containing a building, or for cross lease
or unit title, strata title, company lease, each lot must be designed and
located so that provision is made for the following services:
(e) telecommunications.
E38.6.4. Staging
(1) Where a subdivision is to be carried out in stages, the applicant must
provide adequate detail of the proposed timetable and sequencing of the
staging at the time they apply for the overall subdivision consent. This
must include all of the following:
(a) the time period over which the development is likely to take place;
(c) the balance area of the site remaining after the completion of each
stage.
(2) Stormwater must exit the site in a location that does not increase the risk
of hazards to downstream properties.
(2) The boundaries of the proposed sites must follow existing or proposed
walls, ceilings and floors.
(3) The scheme plan must show the proposed sites in relation to the exterior
of the building and provide upper and lower elevations in terms of a
datum to be established.
(4) Each lease area must have either frontage to a legal road or allow for
access through common areas to a legal road.
(2) A covenant or consent notice will be required to state that land that is no
longer required for the network utility after it disestablishes must be
amalgamated with the adjoining land.
(3) The balance sites must comply with the relevant overlays, Auckland-wide
and zone standards, other than the minimum site size, unless resource
consent has been granted for any infringements.
(4) Sites must have access to a legal road through an appropriate legal
mechanism.
(2) All service connections and on-site infrastructure must be located within
the boundary of the site they serve, or have legal rights provided by an
appropriate legal mechanism.
(a) comply with the relevant overlays, Auckland-wide and zone rules;
(2) All service connections and on-site infrastructure must be located within
the boundary of the site they serve, or have legal rights provided by an
appropriate legal mechanism.
E38.7.2.3. Cross lease, company lease, unit title and strata-title subdivision;
and Amendments to a cross lease or unit title, including
additions and alterations to buildings, accessory buildings and
areas for exclusive use by an owner or owners
(1) All buildings must meet one of the following:
(2) All areas to be set aside for the exclusive use of each building or unit
must be shown on the survey plan, in addition to any areas to be used
for common access or parking or other such purpose.
(3) Subdivision consent affecting a building or any part of a building and any
proposed covenant, unit or accessory unit boundary, must not result in
any infringements of any relevant overlays, Auckland-wide and zone
rules.
(4) Parking spaces must not be created as principal units, unless provided
for by a resource consent. Instead parking spaces must be created as
accessory units or common areas when associated with an approved
use or activity.
(5) All service connections and on-site infrastructure must be located within
the boundary of the site they serve or have access provided by an
appropriate legal mechanism.
(2) Where a proposed site is located entirely within a single zone, the
proposed site must comply with the relevant subdivision standards for
that zone.
(3) The lots created must comply with the overlay, Auckland-wide and zone
rules applying to that particular part of the site.
(3) Standards E38.7.3.2(1) and (2) do not apply to the subdivision of Treaty
Settlement Land where a marginal strip of at least 20 metres has been
set aside under the Conservation Act 1987.
E38.7.3.3. Subdivision of a site within the one per cent annual exceedance
probability floodplain
(1) Each proposed site within the one per cent floodplain that is to contain a
more vulnerable activity must meet one of the following:
(a) in residential zones and business zones - a shape factor that meets
the requirements of Standard E38.8.1.1 Site shape factor in residential
zones or Standard E38.9.1.1 Site shape factor in business zones; or
(a) in residential zones and business zones - a shape factor that meets
the requirements of Standard E38.8.1.1 Site shape factor in residential
zones or Standard E38.9.1.1 Site shape factor in business zones;
(c) on-site private infrastructure required to service the intended use of the
site.
(c) the coastal storm inundation 1 per cent annual exceedance probability
(AEP) area; and the coastal storm inundation 1 per cent annual
exceedance probability (AEP) plus 1m sea level rise area;
(e) the protected root zone of trees identified in the Notable Trees
Overlay;
PC 79 (see Note 1
Modifications)
For accessways greater than 50 metres in length speed management measures
should be considered.
(3) Accessways serving six or more rear sites must provide separate
pedestrian access, which may be located within the formed driveway.
(4) The pedestrian access required by E38.8.1.2(3) must meet all of the
following:
PC 79 (see
(a) have a minimum width of 1 metre;
Modifications)
PC 78 (see
Modifications)
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(b) comply with the relevant overlay, Auckland-wide and zone rules; or
(2) Site sizes for proposed sites must comply with the minimum net site
areas specified in Table E38.8.2.3.1 Minimum net site area for
subdivisions involving parent sites of less than 1 hectare below.
Table E38.8.2.3.1 Minimum net site area for subdivisions involving parent sites
of less than 1 hectare
PC 78 (see
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Modifications)
Residential - Large Lot Zone 4,000m2
Residential - Rural and Coastal Settlement Zone 2,500m2
Huia 4,000m2
Little Huia 4,000m2
Karekare 4,000m2
Piha 4,000m2
Bethells/ Te Henga 4,000m2
Cornwallis 4,000m2
Snells Beach 1,000m²
(2) The following standards apply to the areas available for residential
subdivision:
(a) the total number of lots created must not exceed the total number of
lots which could be created over the net site area of the parent site
subject to meeting Table E38.8.2.3.1 Minimum net site area for
subdivision involving parent sites of less than 1 hectare or Table
E38.8.3.1.1 Minimum net site area for subdivision involving parent
sites of 1 hectare or greater;
(b) residential lots to be created must be located entirely within the areas
available for residential subdivision;
(c) the minimum net site areas in Table E38.8.2.3.1 Minimum net site area
for subdivision involving parent sites of less than 1 hectare or Table
E38.8.3.1.1 Minimum net site area for subdivision involving parent
sites of 1 hectare or greater do not apply to the area available for
residential development of the parent site outside the Significant
Ecological Areas Overlay as determined under E38.8.2.5(1)(b) above;
(d) a plan showing the proposed development on the areas available for
residential subdivision must be provided;
(e) the proposed development must meet the relevant standards in the
residential zones; and
PC 78 (see *The maps showing North Shore Area A, North Shore Area B, and North Shore Area
Modifications) C can be found in Schedule 15 Special Character Schedule, Statements and Maps.
PC 78 (see
Modifications)
PC 78 (see
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Modifications)
(2) Site sizes for proposed vacant sites subdivision in the Residential - Large
Lot Zone, Residential - Rural and Coastal Settlement Zone and
Residential - Terrace Housing and Apartment Buildings Zone, must meet
the minimum net site area for subdivision in the relevant zone as set out
in Table E38.8.2.3.1 Minimum net site area for subdivisions involving
parent sites of less than 1 hectare above.
(3) For other residential zones, each vacant site must comply with the
minimum net site area in Table E38.8.3.1.1 Minimum net site areas for
subdivisions involving parent sites of 1 hectare or greater.
(4) The minimum average net site area calculated over the total of all sites
created must comply with Table E38.8.3.1.1 Minimum net site areas for
subdivisions involving parent site of 1 hectare or greater.
Table E38.8.3.1.1 Minimum net site areas for subdivisions involving parent
sites of 1 hectare or greater
Zone Minimum Net Minimum Maximum
Site Area Average Net Average Net
Site area Site area
Single House Zone 480m² 600m² 720m2
PC 78 (see [new text to be inserted] [new text to [new text to [new text to be
Modifications)
be inserted] be inserted] inserted]
Mixed Housing Suburban 320m² 400m² 480m2
Zone
Mixed Housing Urban Zone 240m² 300m² 360m2
(5) When calculating the minimum average net site area for the purpose of
Standard E38.8.3.1(3), any proposed site with a net site area greater
than the maximum average net site area specified for the applicable
zone in Table E38.8.3.1.1 Minimum net site areas for subdivision
involving parent sites of 1 hectare or greater must be included in the
averaging calculation at the figure specified as the maximum average
net site area for the applicable zone.
(6) For all subdivision on a parent site greater than 1 hectare where 30 or
more vacant sites are proposed, the total number of rear sites must not
exceed five per cent of the total number of proposed sites.
(b) the coastal storm inundation 1 per cent annual exceedance probability
(AEP) area;
(c) the coastal storm inundation 1 per cent annual exceedance probability
(AEP) plus 1 metre sea level rise area;
(f) the protected root zone of trees identified in the Notable Trees Overlay;
(2) Any parking spaces identified as a principal unit must be tied to the
approved land use by way of a legal instrument on the title.
(3) Discretion may be applied where specific approval has been granted by
resource consent for shared car parking with other development within
close proximity to the site.
(4) This standard does not apply to buildings or land used exclusively for car
parking.
(b) comply with the relevant overlay, Auckland-wide and zone rules; or
(2) Site sizes for proposed sites must comply with the minimum net site
areas specified in Table E38.9.2.3.1 Minimum net site size and frontage
for vacant site subdivision below.
(3) Rear sites must not exceed 20 per cent of the total number of proposed
sites.
(4) Entrance strips and accessways for rear sites must comply with Table
E27.6.4.3.2 Vehicle crossing and vehicle access widths.
Table E38.9.2.3.1 Minimum net site size and frontage for vacant site
subdivision
(b) comply with the relevant overlay, Auckland-wide and zone rules; or
(b) the effect of the site design, size, shape, gradient and location,
including existing buildings, manoeuvring areas and outdoor living
spaces;
PC 78 (see (b) the effect of the site design, size, shape, gradient and location,
Modifications)
including existing buildings, manoeuvring areas and outdoor living
spaces:
(i) the extent to which the design, size, shape, gradient and location
of any site including access, existing buildings, manoeuvring areas
and outdoor living space affect the safety of pedestrians and
cyclists and other users of the space or access;
(c) the effect on the functions of floodplains and provision for any required
overland flow paths:
(e) the effect of the layout, design and pattern of blocks and roads in so
far as they contribute to enabling a liveable, walkable and connected
neighbourhood;
(f) the effect of layout and orientation of blocks and sites on the solar gain
achieved for sites created, if relevant;
(g) the effects arising from any significant increase in traffic volumes on
the existing road network;
(i) the provision made for the incorporation and enhancement of land
forms, natural features and indigenous trees and vegetation;
(k) the effect of the design and layout of sites on transport infrastructure
and facilities within roads.
(b) the effects of the pattern and density of subdivisions on the low-density
settlement pattern of those areas.
PC 78 (see
[new text to be inserted]
Modifications)
(a) the effects of the hazard on the intended use of the sites created by
the subdivision and the vulnerability of these uses to flood hazard
events:
(iii) the extent to which changes to the landform and the design of
mitigation structures/features are necessary for the subdivision;
and
(ii) whether the use of defences to protect the land and any buildings
or structures on the land from coastal storm inundation are
necessary;
(i) the extent to which the proposed sites are stable and suitable;
(ii) the extent to which the site instability will affect the intended use,
including the provision for onsite infrastructure (where applicable)
and accessways; and
(i) the extent to which the design purpose and location of the
esplanade reserve enables public access and the conservation of
coastal and/or riverbank ecological values, natural values,
geological features and landscape features; and
(i) whether the design and layout of the proposed sites create result
in new or increased non-compliance with Auckland-wide and zone
rules;
(ii) the extent to which drainage reserves are integrated into the layout
of the subdivision and neighbourhood;
(c) the effect on the functions of floodplains and provision for any required
overland flow paths:
(i) the extent to which any sites identified in the Historic Heritage
Overlay, or Sites and Places of Significance to Mana Whenua
Overlay are protected or avoided; and
(e) the effect of the layout, design and pattern of blocks and roads in so
far as they contribute to enabling a liveable, walkable and connected
neighbourhood;
(f) the effect of layout and orientation of blocks and sites on the solar gain
achieved for sites created, if relevant;
(g) the effects arising from any significant increase in traffic volumes on
the existing road network;
(i) the provision made for the incorporation and enhancement of land
forms, natural features and indigenous trees and vegetation;
(i) the extent to which reserves and open space are provided and
their integration with the surrounding open space network and
suitability for the intended function and future requirements of the
area;
(k) the effect of the design and layout of sites on transport infrastructure
and facilities within roads
(ii) the extent to which the location and design of driveways and
vehicle crossings compromises access to and the operation of
transport infrastructure and facilities in roads including on-street
parking, bus stops, street trees, network utilities and stormwater
infrastructure.
(i) whether the legal protection proposed for the significant ecological
area is appropriate;
(ii) whether there are positive effects associated with the protection of
the significant ecological area; and
(b) the effects of the pattern and density of subdivisions on the low-density
settlement pattern of those areas: