Shoal Place Subdivision
Subdivision to create six residential lots and balance land including,
earthworks, construction of a new bridge, and integration of an existing sewer
main within the development.
The aerial photograph shows the approximate location of the proposed six
residential lots to be established on the site. These will be accessed from a
bridge constructed over the informally named “James Cook Stream” which runs
parallel with James Cook Drive. The Stream is piped immediately upstream of the
site and flows as a constructed stormwater drainage channel on the site.
Duck Creek joins the James Cook Stream
just to the north of the proposed development area (refer top left of photo).
There are established residential properties to the south, west and east, and
undeveloped former golf course land, reserve land and Pauatahanui Inlet to the
The overall application site was
formerly part of the Duck Creek Golf Course, and previously referred to as the
Lower Nine. The land remains undeveloped with grass cover and is gently
undulating, similar to the former golf course. Many of the existing contours on
the parent title were created by the earthworks to form the original golf
course. Trails for maintenance and access through the former golf course are
Duck Creek flows through the
former golf course site. Bush reserves are located to the north and east, with
connecting walkways around the application site.
The proposed development is located near a regionally significant stream (Duck
Creek)and therefore requires Public notification under the Resource Management
Act 1991 to determine suitable Consents for the project.
A neighbour objected to the subdivision adjoining his property due to concerns
over his view being blocked, despite the land being zoned for residential
development. The objector required certainty over preserved views from his
dwelling through to the nearby inlet. To address the concerns of the submitter,
the Carno team utilised 12d Model to demonstrate how the development would
integrate into the existing topography and residential properties. Not resolving
the objection would result in the project being deferred to a planning hearing
,with little benefit to both parties as such a process takes time and as a high
The team prepared and presented
visual images to the adjoining neighbour of the consent notice parameters
(height restrictions) proposed on the proposed new lots. This approach with 12d
Model was a clear and simple way to demonstrate to the objector that his view
would be protected.
With the Client wanting
to minimise the cost associated with the objector, making use of the
Visualisation module within 12d Model was seen as a simple, cost-effective way
to clearly demonstrate the visual impacts of the development.
Manual surfaces were created to represent
maximum permitted building height and height to boundary restrictions.
The parameters of the view shaft the
objector would like to have protected were surveyed in the field and reduced
within 12d Model.
12d Model was then used
to create a TIN surface of the existing ground surface which had previously been
captured via topographical survey. The objector’s property was surveyed and view
shaft angles captured. A TIN surface representing the plane of the view shaft
was created and the impact of this corridor assessed against the permitted
The information captured
and modelled allowed a perspective view to be generated from specific rooms in
the dwelling to compare various development scenarios, being existing views,
permitted views and proposed view with height restriction covenants.
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With the visual images and ‘live’ viewing
of the 12d Model projects, the objector was easily able to see the impacts and
be satisfied that, with the addition of a height restriction covenant, his view
would be protected to his satisfaction, meaning a costly planning hearing could