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Hauraki Gulf Islands review
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Issues and options papers
Gross dwelling Area
Issue
"Gross dwelling area" means the total area of all floors contained
within the exterior walls of any dwelling or visitor facilities, excluding
stairwells or any private garage located within those exterior walls.
The permitted activity standards in the current District Plan state that,
except as provided for in the Particular Rules for Land Units 13 and 14, the
gross dwelling area of all buildings located on a lot less than 2000m2 shall not
exceed 10 per cent of the area of the lot on which they are located. (Note that
10 per cent is an overall figure, which does not relate to how the dwelling is
constituted internally.)
This rule is imposed on lots less than 2000m2 to ensure that the potential
volume of effluent that may be generated can be disposed of on-site. The limits
recognise the relationship between wastewater volume and site capacity for
effluent assimilation. A proportional relationship exists between habitable
floor area and wastewater volume and this relationship has been used to set the
maximum gross dwelling area. The rule corresponds with the residential lot size
for subdivision, which is 2000m2 .The gross dwelling area limit does not apply
on lots greater than 2000mē.
Wastewater is also controlled through Clause G13, Foul Water, of the Building
Code, and by the Regional Council through Technical Publication 58. Some
dwellings within the Hauraki Gulf require consent from both Auckland City
Council and the Auckland Regional Council (ARC) for on-site wastewater disposal.
Where there is potential for "gross dwelling area" infringements,
applicants are required to provide an engineer's report that illustrates how
wastewater can adequately be disposed of on-site. Such potential infringements
are reviewed by building officers, who comment on the appropriateness or
otherwise of the proposed system. The building officers' comments are included
in the planner's report.
Building officers assess wastewater aspects because the First Schedule of the
Building Code, Clause G13, Foul Water, requires an adequate on-site disposal
system for foul water. Assessment of the same issue is thus required under both
the Building Code and the District Plan. Furthermore, a discharge permit may be
required from the ARC because of inability to comply with Technical Publication
58. Therefore, wastewater issues are often assessed under the Building Code, the
District Plan and Technical Publication 58. Given this, is there a need to
consider wastewater issues through the District Plan when they are already
assessed under the Building Code and Technical Publication 58?
If the assessment of adequate on-site disposal area is to be retained in the
District Plan, consideration needs to be given as to whether or not the existing
gross dwelling area controls are the most appropriate or should they be updated
i.e. by changing the 10 per cent limit and amending the definition of gross
dwelling area to remove the reference to "visitor facilities" as per
Environment Court Decision A116/2004. Alternatively, the gross dwelling area
provisions could be removed and replaced with controls of a different nature
i.e. on a per person basis.
Possible approaches
You may have a better or alternative approach to those outlined below. If so,
we would like to hear from you.
- Retain the status quo.
- Modify the gross dwelling area provisions and definitions in the District
Plan so as to potentially correct and/or update the existing provisions.
- Remove the gross dwelling area rules from the District Plan. Replace with
alternative provisions such as controls on a per person basis
- Remove the gross dwelling area rules from the District Plan. Allow for
wastewater to be controlled through the First Schedule of the Building Code,
Clause G13, Foul Water and through Regional Planning documents.
Note:
While this issue paper can be read in isolation, it is best read in
association with the issue papers relating to:
