Summary of The Proposal The Proposal The proposal is

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					Summary of The Proposal
The Proposal
  ➔   The proposal is to rezone land for the purpose of enabling residential development in the Buxton Valley, which in combination with a mix of land uses
      – farming, conservation and recreation will provide a sustainable foundation for efficient and effective land management.
  ➔   The proposed residences are anticipated to be occupied by both permanent residents as well as holiday home owners.
  ➔   A total of 83 dwellings are proposed.
  ➔   Complementary to the proposed dwellings are roads, walkways, protection of existing native vegetation and in-stream values of Buxton Creek, areas of
      new native plantings for enhancement and mitigation purposes, farming and recreational activities including tennis, walking and cycling.
  ➔   To make an application to the Hurunui District Council to change the District Plan by putting in place a new zone ‘Buxton Valley Management Area’ with
      specific rules for this proposal.


Proposal Philosophy
  ➔   Sustainable land use.
  ➔   Sensitivity to landscape and ecology values.
  ➔   Relationship between this site and the Gore Bay community.
  ➔   Best practice design to ensure that a high quality environmental outcome can be achieved.


Project Objectives
  ➔   Understand and respect the natural character of the coastal environment.
  ➔   Protect and enhance ecological and habitat values.
  ➔   Recognise archaeological, cultural, community and landscape values.
  ➔   Recognise the sensitivity of different parts of the site and variability for capacity to absorb change.
  ➔   Have regard to visibility from Gore Bay, neighbours and public areas.
  ➔   Provide for public recreation and access within the site.
  ➔   Provide for sustainable rural land uses on those parts of the farm not developed for baches and dwellings.
  ➔   Provide desirable views and aspect for baches and dwellings.
  ➔   Incorporate principles of energy conservation into site planning.
  ➔   Realise the potential to physically and ecologically link to the adjacent DOC reserve.
The Masterplan
  ➔   Complemented by rules in the proposed ‘Buxton Valley Management Area’ which control the location, height, form and finish of buildings for
      compatibility with the rural coastal environment.
  ➔   Approve all architectural plans as well as promote energy conservation principles in building design. These two matters are not proposed to be part of
      the District Plan provisions and would be achieved through private agreement.
  ➔   Property boundary is the proposed boundary of the Buxton Valley Management Area in the proposed plan change.


Landuse Activities
  ➔   Existing Indigenous Vegetation         63.60ha
  ➔   Additional Planting                    10.87ha
  ➔   Farming                                34.00ha
  ➔   Open Space                             29.50ha
  ➔   Building Clusters                      14.35ha
  ➔   Building Footprint                     11.50ha
  ➔   Roading                                22.28ha


Building Clusters
  ➔   A total of 83 dwellings are proposed within 6 defined building clusters.
  ➔   The location of the building clusters and the number of dwellings within each cluster has been determined through careful analysis of the site and the
      surrounding landscape, public consultation, a cultural impact assessment, ecological, geotech, traffic, archaeological, civil and environmental
      engineering investigations and design.
  ➔   Building forms have then been “tested” in various locations to analyse visibility and impacts on landscape values as well as the effectiveness of
      potential mitigation.
  ➔   The proposed plan change introduces different height and footprint controls for each of the building clusters, controlling the form and scale of
      built development.
Cluster Breakdown


                          Max. No. Dwellings                         Max. Building
      Cluster                                     Max. Height                         Min. Lot Size (m2)
                             per Cluster                             Footprint (m2)

                                               5m (14 dwellings)          120                450
      Buxton Terraces             31
                                               7.5m (17 dwellings)        100                450

      Buxton Basin                28                 7.5m                 250                450

                                                4m (3 dwellings)          200               1500
      Southwest Spur
                                  6            7.5m (3 dwellings)         200               1500

      South Spurs                 6                   4m                  250               1500

      Southeast Spurs             8                   4m                  250               1500

      Eastern Plateau             4                   4m                  300               1500




It is proposed that allotment sizes per cluster range between:
  ➔     Buxton Terraces   1450m2	 to	 1800m2
  ➔     Buxton Basin      1450m2	 to	 1000m2
  ➔     Southwest Spur    1500m2	 to	 2000m2
  ➔     South Spurs       1500m2	 to	 3000m2
  ➔     Southeast Spur    1500m2	 to	 3000m2
  ➔     Eastern Plateau   1500m2	 to	 3000m2
It is estimated that site coverage for building footprint per cluster:
  ➔   Buxton Terraces        15% to 26%
  ➔   Buxton Basin           25% to	35%
  ➔   Southwest Spur         10% to 13%
  ➔   South Spurs            08% to 16%
  ➔   Southeast Spur         08% to 16%
  ➔   Eastern Plateau        10% to 20%


Roading
  ➔   The proposed development is to be accessed from Gore Bay Road, at the northern end of the Gore Bay village.
  ➔   The road intersection will be located just north of the Buxton Creek bridge.
  ➔   The proposed road then follows a winding alignment through the site, following an existing farm track.
  ➔   There are four cul-de-sacs running off the main road to access the different building clusters.
  ➔   The proposed road carriageway will be generally 6m.
  ➔   The road is to be chip sealed.


Walking / Cycling Tracks
  ➔   The proposal includes a network of tracks.
  ➔   These provide a number of circuits around the site of varying length.
  ➔   It is anticipated that some of the tracks may be suitable for mountain-biking and horse-riding.
  ➔   It is proposed that these tracks would be either vested in Council or subject to an easement securing public access.


Tennis Court
  ➔   A tennis court for public use is proposed to be located adjacent to the road in the Buxton Basin Cluster.
Car Parking
  ➔   Most site generated parking demand is to be accommodated within the residential allotments.
  ➔   Parking bays are also proposed in other parts of the road network to provide convenient stopping points.
  ➔   These are available for general public use, including people who may arrive to use the walking and cycle tracks.


Conservation Areas
  ➔   It is proposed that this vegetation will be fenced along its northern boundary and two sections of its southern boundary to prevent stock access and
      enable regeneration of the bush to occur without disturbance and the improvement of the Buxton Creek.
  ➔   It is proposed to protect this vegetation by covenant.
  ➔   Submission for covenant has been made to the QEII Trust.


Additional Planting
  ➔   Amenity – This is planting provided for throughout the building clusters for privacy and to create an attractive setting within the development.
      Approximately 0.8ha.
  ➔   Enhancement - This planting will assist in connecting the Buxton Valley vegetation with the Gore Bay Scenic Reserve and isolated plantings within the
      proposal. Approximately 6.7ha. The bulk of this planting will be irrigated by the domestic wastewater from the treatment plant.
  ➔   Mitigation – This planting is in areas where additional planting is required to mitigate particular effects arising from built development. Approximately 3.16ha.


Management of Covenanted and Re-vegetated Areas
  ➔   The management of the covenanted and re-vegetated areas is to be the responsibility of the Owners’ Association.
  ➔   The covenant would set in place management conditions which would inform and guide on-going management.
  ➔   It is proposed that those practices would be extended to the restoration, amenity and mitigation planting, along with best practice techniques for care of
      the newly planted vegetation (which may not be addressed by the covenant management plan).
Farming
 ➔   Those parts of the proposed Management Area not identified for planting, conservation, open space or residential activities are to be retained for
     farming activities.
 ➔   It is proposed to use covenants to limit the range of permitted farming activities to avoid incompatible activities being established.


Water Supply
 ➔   Water for the proposal is to be supplied from the same source as the existing Gore Bay village supply, the Waiau River.
 ➔   The proposal is to supply Buxton Valley with the same volume of water per dwelling as the Gore Bay houses.
 ➔   Water supply is to be reticulated to all sites within the proposal.
 ➔   Water storage for the proposal and Gore Bay Village is not interlinked.
 ➔   The volume of water to be stored for the proposal will provide for working storage, emergency storage and fire fighting.
 ➔   This is to be a restricted supply and will require flow restrictors and on-site storage tanks.
 ➔   It is proposed that all water, including the supply to the existing houses at Gore Bay Village, be treated.
 ➔   A treatment plant is proposed to be located alongside the storage tanks.
 ➔   A membrane treatment system is to be used, supplemented by an Ultraviolet treatment.
 ➔   It is proposed backwash from the treatment plant is used to irrigate additional native plantings.
Domestic Wastewater Treatment and Disposal
 ➔   The proposed STEP system consists of the following:
     • Primary treatment of raw sewage via individual or shared on-site interceptor tanks and filter systems
     •   Secondary treatment of wastewater via a re-circulating textile packed bed reactor
     •   Tertiary treatment of wastewater via UV disinfection
     •   Disposal of wastewater via a pressure compensating drip line irrigation system at a maximum design irrigation rate of 2.5mm per day

 ➔   This system is designed to achieve a high quality treated effluent consistently throughout the year.
 ➔   A STEP system is to be used which involves a reticulated main sewer line connecting dwellings to the treatment unit.
 ➔   The interceptor tanks will need to be cleaned every 8 to 15 years.
 ➔   An area of 3.2ha has been calculated for the land treatment and approximately 4ha has been set aside on the Master Plan.
 ➔   The treatment plant can be extended to treat potential additional greywater from Gore Bay Village if it were to be connected to the system at some point in time.



Stormwater Treatment and Disposal
 ➔   A stormwater treatment and disposal system is proposed to:
     • Prevent erosion of the slopes where discharges are directed
     • Minimise pollution of receiving waterway
     • Attenuate peak flows from additional runoff from increased hard surfacing and roofs

 ➔   Water from roofs is to be discharged to 9m3 rain tanks. Overflow from these tanks and other hardstand areas of paving on each allotment will then be
     directed to a driveway swale and from there to collective roadside swales.
 ➔   Stormwater is to be discharged from the roadside swales and retentions ponds to vegetation within the Buxton Creek gullies and into Buxton Creek.
 ➔   Outfalls are to be armoured with rock riprap and riparian planting to minimise down slope erosion.
 ➔   Swales are to be fitted with check dams of wood or riprap to reduce hydraulic grade, slowing the flow and reducing erosion within swales. The spacing
     and size of check dams and outfalls will be related to the location and frequency of suitable gullies.
  ➔   The combination of retention of water within rain tanks, the use of swales and discharge of water to vegetated gullies and roadside retention basins will
      attenuate stormwater flows to ensure that post development discharge does not exceed the pre-development discharge generated by the site during a
      1 in 50 year storm event.
  ➔   The swales and retention ponds will be planted with native riparian plantings to assist treatment, erison control and to blend with existing
      vegetation and environment.
  ➔   Erosion and sediment control plans have been prepared and set out the measures proposed for erosion and sediment control in relation to construction
      activities. The aim is to prevent sediment leaving the site by implementing perimeter and site outfall control, protect and minimise land disturbances at
      any one time with rigorous programming, and to separate clean and dirty water, controlling water movement.


Lighting
  ➔   No standard street lighting is proposed. Intersections may be lit by low bollard lights and road signs back-lit with low level lights.


Management and Ownership of Infrastructure
  ➔   Discussions with Council staff have been initiated regarding the vesting to Hurunui District Council of the proposed roading, wastewater treatment,
      water treatment and supply, stormwater infrastructure, access tracks and tennis court.


Waste Management
  ➔   Owner’s Association will nominate a central collection point for refuse and recycling in the Buxton Valley. It is intended that the normal weekly council
      collection for Gore Bay would be extended into the Valley.
  ➔   It is proposed that refuse/recycling bins would be provided for general public use at a convenient point, such as the car park area next to the
      tennis court, for public use.
Buxton Valley Management Area
 ➔   The proposed Plan Change contains a new objective which is specific to the Buxton Valley Management Area and seeks that residential development is
     integrated with, and sensitive to landscape, ecological, heritage, cultural and amenity values of the Gore Bay locality. New policies and additions
     to existing District Plan policies provide guidance on how the objective is to be achieved and include:
     •   All development to be in accordance with an Outline Development Plan
     •   Housing is only permitted within the identified building clusters
     •   The number of dwellings is limited in each cluster and in total for the site
     •   Maximum heights are specifically set for buildings within each cluster
     •   Maximum building site coverage appropriate for each cluster
     •   All buildings are restricted to a limited palette of exterior wall cladding types and roof materials and colours considered appropriate for each cluster
     •   Paint reflectance value must be no more than 35%
     •   Decks, courtyards and pools will not form part of the building footprint area for calculation purposes
     •   Restrictions on exterior house/garden lighting
     •   No clearance of indigenous vegetation with the exception of:
         ■ Construction of the permitted dwellings and infrastructure

         ■ Construction and maintenance of road access to dwellings

         ■ Maintenance or construction of foot access less than 3m wide


     •   Restoration of any ground disturbed during construction using appropriate indigenous vegetation
     •   Generally, mitigation planting must be established 6 months prior to construction on each of the spur clusters, and the South East
         pocket cluster
     •   Mitigation planting in the vicinity of the Eastern plateau will be required to be established 2 years before construction in this cluster
     •   Main access roads will be chip sealed, approximately 6m wide, with a grassed swale on either side and planted with appropriate, locally
         sourced native plants
     •   Fencing will be limited to stock fencing
     •   Restoration of exposed ground
Applications Being Lodged
 ➔   Private Plan Change Request – Hurunui District Council
 ➔   Resource Consent for Working in a Waterway – Environment Canterbury
 ➔   Resource Consent for Discharge of Stormwater – Environment Canterbury
 ➔   Resource Consent for Discharge of Wastewater – Environment Canterbury
 ➔   Resource Consent for Discharge of Backwash – Environment Canterbury
 ➔   Archaelogical Authority – Historic Places Trust


RMA Process
 ➔   The Plan Change application must be publicly notified with opportunity for submissions and cross-submissions.
 ➔   The above Proposal Summary accurately describes the Plan Change application that has been lodged, however during the RMA process including
     council assessment and public submission the proposal may alter to some degree from that contained within the Plan Change Application.
                            PROPOSED CLUSTER PLAN
Buxton Gore Bay            Plan
                  Clusters Scale: 1:2500 @ A1 1:5000 @ A3                    March 2008
                                                            ref. C07002_AEE_graphics_R0.indd
Buxton Gore Bay       PROPOSED CONCEPT PLAN
                  Masterplan illustrating mitigation planting
                      Scale: 1:2500 @ A1 1:5000 @ A3
                                                                                 March 2008
                                                                ref. C07002_AEE_graphics_R0.indd
                                    The team
                                    Buxton Gore Bay Limited
                                                           Developer
                                        Boffa Miskell Limited
                        Landscape and Environmental Planning
                                        Duffill Watts Limited
                                       Environmental Engineering
                         Davis Ogilvie & Partners Limited
                                                     Civil Engineering
                                        Urbis Group Limited
                                               Traffic Engineering
                                  Bell Geoconsulting Limited
                                                            Geologist
            Underground Overground Archaeology Limited
                                                       Archaeologist




For further information contact
                                                       Blair Brown
                                                             Director

                                    Buxton Gore Bay Limited
                                                   PO Box 3928
                                              Christchurch 8140


                                                03 379 6350
                                           Phone:

                                                021 755 783
                                           Mobile:

                                           Fax: 03 379 6352
                         Email:
                                  info@ buxtongorebay.co.nz
                         Web:     www.buxtongorebay.co.nz