fire fighting plan sheet proposed house lot 1 dp 300539 · the iguzzini laser blade high contrast...

Notes:

SignedSurveyed

Designed

Drawn

Signed

Signed

Date

Date

Date

Rev.

Drawing No.Job No.

Datum & Level

Scale

All dimensions shown are in meters unless shown otherwise.

ByRev. Revision DetailsDate

- Using the drawings and other data in electronic form without

Any person using Clark Fortune McDonald drawings and other

- Copywrite on this drawing is reserved.

accuracy against the original hard copy versions.

Client

data accepts the risk of:

requesting and checking them for

1:250 @ A11:500 @ A3

-Tel. (03)441-6044, Fax (03)442-1066, Email [email protected]

Tel. (03)443-4448, Fax (03)443-4445, Email [email protected] Reece Crescent, P.O.Box 550, Wanaka

Tel. (03)470-1582, Fax (03)470-1583, Email [email protected] 6B, Level 1, 480 Moray Place, P.O. Box 5960, Dunedin

309 Lower Shotover Road, P.O.Box 553 Queenstown

-- --

ISSUE 31.03.2020

001SHEET0913236DAVIES

-

FIRE FIGHTING PLANPROPOSED HOUSELOT 1 DP 300539

N

Version: 1, Version Date: 28/05/2020Document Set ID: 6514495

1

Morven Hill

Lighting Report Prepared by Talia Indyk at ECC Limited

4 March 2020

Contents:

1. Introduction 2. Project Brief 3. Lighting Design Philosophy 4. Interpretation 5. Conclusion

Supporting Documents

• Morven Hill Lighting Presentation • Morven Hill Lighting Plan • DiaLux Lighting Data part 1 & part 2 • iGuzzini Laserblade Specification sheet

39 Nugent Street, Grafton, Auckland 1023 PO Box 391, Auckland 1140 T +64 9 373 1727 M +64 21 680 270


http://www.ecc.co.nz/

2

1. Introduction: ECC is reputable for carrying a sophisticated and extensive range of specialist light fittings, thoughtfully specified by our team of lighting designers. A lighting presentation and lighting plan have been prepared for the new dwelling at Morven hill. In conjunction with this, we have produced a series of 3d model lighting studies using Dialux Software.

2. Project Brief: The brief provided by Patterson Associates was to produce a specialised lighting design for the proposed new dwelling on Morven Hill. Particular emphasis was made to ensure the lighting would be selected and located to cause no external light spill, whilst meeting general lighting requirements and remaining sympathetic to the architecture. The lighting design is to comply with the ‘Lighting and Glare’ restrictions within the Queenstown Lakes District planning framework, and the sites covenant conditions.

- All fixed exterior lighting must be directed away from adjoining sites - No activity on site will result in greater than a 3.0 lux spill (horizontal and vertical) of

light onto any other site boundary of the other site. - There must be no upward light spill - Way-finding lighting will be fixed below 500mm and will point downwards.

3. Lighting Design Philosophy: The lighting we have chosen for the property consists mainly of general lighting and task lighting. The proposed fixtures have been selected purposely to avoid external light spill, offer minimal to no glare and to provide a soft ambient light that best serves the domestic environment. The architectural form and chosen materiality of this design has strongly guided us along this process, leading us to choose fittings that are inherently discrete, offer low glare output through the design of the reflector, and remain internally focused. General lighting The IGuzzini Laser Blade High Contrast (refer to specification) light fixtures have been chosen for general lighting. A very low glare luminaire with built in black anti-glare screen.


3

The benefit of this is no upward light and no spill light. We have also specified led strip concealed under pelmets and built into cabinetry for minimal imposition on the aesthetic of the architecture. Colour temperature is 3000k warm white, soft and ambient for a domestic space. Ceiling Lighting The ceiling is angled away from widows/doors which will also limit spill light, as the light will sine inwards rather than out. IGuzzini Laser Blade High Contrast fittings are fixed, so the angle of the ceiling will determine the direction of light, all internal, away from the glass windows and walls which constitute much of the design.

Task Lighting Task lighting has been carefully chosen just to light a table or wall / picture in isolation from its surrounds. These lighting solutions are focused, highlighting and illuminating materiality and spaces within the home with sympathy for a domestic tone. Exterior Lighting The exterior lighting consists of a few minimal fittings with all light aimed downwards to create low-glare. There is no proposed exterior feature lighting, only way-finding lighting. The way-finding lights are fixed less than 500mm above ground level, which is capped and emits light downwards, the ‘low level step’ lighting also only emits light downward, this will insure no upward spill light. This is within the sites covenant conditions.

4. Interpretation:

The Dialux Lighting Plan Data (part 1) shows the spill light from the building. Pages 2 & 3 show the lux plots decreasing away from the building. demonstrates that the average lux level on both sides, 1.07lux and 1.90lux at ground level. Pages 9 to 14 are to show how glare free the lighting appears when looking into the interior from outside. The lux levels measured demonstrate that the lighting design does not cause a lux spill is greater than the 3.0 lux (as specified within the planning framework). We have also calculated the lighting from 100m away from the building horizontally and vertically, in the The Dialux Lighting Plan Data (part 2) on page 2 shows the three points we calculated, page 3 shows a horizontal wall, where lux levels measure a Max: 0.055 lx, and (Surface) Max: 0.009. Pages 7 to 14 demonstrate that there is no lux level a reading on that surface. A full Moon that can be measured on a clear night is 0.3 lux.


4

5. Conclusion: To conclude, this building will be entirely glare and up-light free. All lighting will be ambient, chosen to compliment the domestic environment and all the materiality that the home entails. The lighting design and Dialux report show that the building is with in planning framework, and covenant conditions.


Morven Hill

Prepared by:Talia Indyk

+64 21 680 270+64 9 373 [email protected]


Type A Manufacturer iGuzzini

Product Laser Blade 5

Light Source LED 3000K

CRI 95

Power (W) 10W

Control Phase Dim

Notes Remote phase dim driver included. White/Black

Morven HillECC ©2019

Concrete Casing


Type B Manufacturer iGuzzini



CRI 95

Power (W) 21W

Control Phase Dim



Concrete Casing


Type C Manufacturer iGuzzini



CRI 95

Power (W) 21W

Control Phase Dim



Concrete Casing


Type D Manufacturer iGuzzini

Product Palco


CRI 95

Power (W) 7.2W

Control Phase Dim

Notes Remote phase dim driver White



Type E Manufacturer Davide Groppi

Product Infinito


CRI 90

Power (W) 120W

Control DALI or Push Dimmable

Notes Uplight



Type F Manufacturer Davide Groppi

Product Flash


CRI 90

Power (W) 120W

Control DALI or Push Dimmable

Notes Downlight



Type G Manufacturer Davide Groppi

Product Masai


CRI 90

Power (W) 15W

Control Dimmable

Notes Requires Plug



Type J Manufacturer Juniper

Product Thin Surface mount


CRI 90

Power (W) 9.6W

Control Non-Dim

Notes Remote power supply to be mounted in accessible location.



Type K Manufacturer Flos

Product G-O


CRI 90

Power (W) 1.2W

Control Non-Dim

Notes Remote 24v Power supply required



Type M Manufacturer Flos

Product Real Matter


CRI 90

Power (W) -

Control Non-Dim

Notes Remote driver included. Must be mounted in an accessible location.



Type N Manufacturer Vibia

Product Break


CRI 90

Power (W) 2 x 9.2w

Control Non-Dim

Notes



Type P – Pendants TBC



Type Q Manufacturer Flos

Product Landlord 50mm dia


CRI 90

Power (W) 7.2W

Control Non-Dim

Notes Remote power supply to be mounted in accessible location. Complete with wall base



Type R Manufacturer Flos

Product Landlord 50mm dia


CRI 90

Power (W) 7.2W

Control Non-Dim

Notes Remote power supply to be mounted in accessible location. Complete with garden spike



Type W Manufacturer Vibia

Product Pin Wall Light


CRI 90

Power (W) 4.5W

Control Non-Dim

Notes



Type L1 Manufacturer KKDC

Product TiMi Glow


CRI 90

Power (W) -

Control -





Product TiMi Glow


CRI 90

Power (W) -

Control -





Product LiNi Glow


CRI 90

Power (W) -

Control -





Product MoMo Glow


CRI 90

Power (W) -

Control -





Product MiMi Glow


CRI 90

Power (W) -

Control -





Product LiNi Glow


CRI 90

Power (W) -

Control -




Notes to Specification

While all care has been taken when preparing their specification we ask the following:

01All fittings must be installed by an approved electrical contractor.

02Please refer to the manufacturers spec sheet and installation instructions for the correct details.

03Lighting controls and commissioning are to be co-ordinated by the electrical contractor with the clients approval.

04All linear LED products are made to order and require a site measurement before manufacturing.

05A 50% deposit is required to place order.

06Lead-times to be confirmed when the lighting proposal is confirmed.

Auckland39 Nugent StreetGrafton, Auckland [email protected]

Wellington61-63 Thorndon QuayWellington [email protected]

Christchurch143a Victoria StreetChristchurch [email protected]

© ECC Limited 2019www.ecc.co.nz/terms


RC | 05Ground PlanMorven HillLake Hayes, Otago2018 © PATTERSONS 06-Dec-19

Two Bedroom Environmental House onMorven Hill for Bridget and Mike Davies

Resource Consent18005

568

570

567.48

568

568

570

572

573.27

571.57570.79

570.60

570.32

570.76571.40

567.98568.01

568.16

568.84

569.14

567.66 567.51 567.74

568.12

569.05

569.72

568.75

567.64

567.11

566.96

566.95

566.74

566.35

566.96

567.47

567.87

568.67 569.87

568.10

567.53

568.06

569.55

567.17

566.82

567.04

569.23

5,13

85,

999

6,70

120

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202

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958,

182

4,67

92,

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9,605

5,030

565,550

566,000

566,000

566,000

566,000

564,800

566,000

566,000

566,000

566,000

KITCHEN

DINING

BUTLERS PANTRY

LOUNGE

TV LOUNGE

F/P

PAVEDMOTOR COURT

WINE CELLAR

STORE STORE

LAUNDRY

OUTDOORLIVING

skylightabove

GUEST MASTERBEDROOM

CONSERVATORY

WALK IN ROBE F/P

GARAGE

WALK IN ROBE

ENSUITE

POWDER

PLANTROOM

STORE

ENSUITE

MASTERBEDROOM

OFFICE

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EXISTING CONTOURS SHOWN DASHED

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NATURAL TUSSOCKGRASSES

LANDSCAPEDDRIVEWAY

UTILITY

5687,10030011,00019,7865,5376,402200

4,200200

4,588 4,100 4,236 10,050 11,000 1,900 4,197 1,460

8,663

5,28

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399

LOBBY

F/P

angled grassedwall to blend with

contouredlandscape

angled grassedwall

long grasslandscaping

long grasslandscaping

gardenlandscaping

top of angled wall

top of bank

top of bank

N

1:200 at A3 | 1:100 at A1

GROSS FLOOR AREA:HOUSE & LOBBY: 714 m²GARAGE & UTILITY: 155 m²

OUTDOOR SEATING: 38m²MOTOR COURT: 370 m²

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Client Name:

Project Title:

Morven HillScale:

1:100 A1Date:

13/12/19Drawn By:

Dwg #:

1Drawing Title:

Lighting Plan

Notes:

Lake Hayes, Otago

Talia Indyk

Laser Blade XS 5Lt

Recessed LED Downlight.iGuzzini

C/W Concrete Blockout.

Laser Blade 5Lt



Laser Blade 10Lt



Laser Blade 15Lt



Surface Mounted Spot

UT by Flos or Palco by iGuzziniModel T.B.C

Masai

Floor to Ceiling Light.Davide Groppi

Thin

LED Wall Light.Juniper

Step LightModel T.B.C

LED Strip Light

Cabinetry.Profile T.B.C

LED Strip Light

Under Vanity. Wired to Profile T.B.C

Sensor.

LED Strip Light

Wall Washing. In Ceiling Recess,Profile T.B.C

Detail 40x40mm.

LED Strip Light

Wall Washing. In Ceiling Recess,Profile T.B.C

Detail 40x40mm. IP Rated.

LED Strip Light

Soap Recess. IP Rated.Profile T.B.C

LED Strip Light

Curtain Recess. Detail T.B.CProfile T.B.C

Exterior Low Level TreadModel T.B.C

Break Bollard

Exterior.Vibia

PendantModel T.B.C

Surface Mount Exterior SpotModel T.B.C

Garden Spike SpotModel T.B.C

LED Batten

Storage LightingModel T.B.C

Table LampModel T.B.C

Supplied by ElectricianStorage Lighting.

A

A1

B

C

D

G

J

K

M

N

R

T

Q

X

S

P

E

F

L1

L2

L4

L5

L6

L3

Floor PlugSupplied by Others.FP

Exterior Floor PlugSupplied by Others.EP

SensorSupplied By Others.S

Flash

Floor to Ceiling Light.Davide Groppi

Infinito

Rod That Spans the Room.Davide Groppi


Date:29/01/2020

Morven Hill 2


Morven Hill 2

Site 1 (19)

Scale: 1 : 157

Morven Hill 2 29/01/2020

Morven Hill 2 / Views

Page 2


Site 1 (20)

Scale: 1 : 209


Morven Hill 2 / Views

Page 3


Site 1

Maintenance factor: 0.80

Surface result objectsSurface Result Average (Target) Min Max Min/average Min/max

Surface result object 1 Perpendicular illuminance (adaptive) [lx] 1.07 0.001 14.8 0.001 0.000

Luminance [cd/m²] 0.050 0.000 0.70 0.00 0.00

1 Surface result object 2 Perpendicular illuminance (adaptive) [lx] 1.90 0.011 16.1 0.006 0.001

Luminance [cd/m²] 0.090 0.001 0.76 0.011 0.001


Site 1 / Results summary of surfaces

Page 4


Surface result object 2 / Perpendicular illuminance (adaptive)


Surface result object 2: Perpendicular illuminance (adaptive) (Surface)Light scene: Light scene 1Average: 1.90 lx, Min: 0.011 lx, Max: 16.1 lx, Min/average: 0.006, Min/max: 0.001

Isolines [lx]

Scale: 1 : 500


Site 1 / Surface result object 2 / Perpendicular illuminance (adaptive)

Page 5


False colours [lx]

Scale: 1 : 500

Value grid [lx]

Scale: 1 : 500



Page 6


Surface result object 2 / Luminance


Surface result object 2: Luminance (Surface)Light scene: Light scene 1Average: 0.090 cd/m², Min: 0.001 cd/m², Max: 0.76 cd/m², Min/average: 0.011, Min/max: 0.001

Isolines [cd/m²]

Scale: 1 : 500


Site 1 / Surface result object 2 / Luminance

Page 7


False colours [cd/m²]

Scale: 1 : 500

Value grid [cd/m²]

Scale: 1 : 500



Page 8


Room 1

Site 1 (21)


Site 1 / Building 1 / Storey 1 / Room 1 / Views

Page 9


Site 1 (23)

Site 1 (24)



Page 10


Site 1 (25)

Site 1 (26)



Page 11


Site 1 (22)



Page 12


Site 1 (27)



Page 13


Room 1

Clearance height: 4.348 m, Reflection factors: Ceiling 56.1%, Walls 49.1%, Floor 72.6%, Maintenance factor: 0.80



Luminance [cd/m²] 0.050 0.000 0.70 0.00 0.00


Site 1 / Building 1 / Storey 1 / Room 1 / Results summary of surfaces

Page 14


Date:29/01/2020

Morven Hill 2


Site 1



Surface result object 1 Perpendicular illuminance (adaptive) [lx] 1.07 0.001 14.9 0.001 0.000

Luminance [cd/m²] 0.050 0.000 0.70 0.00 0.00


Luminance [cd/m²] 0.090 0.001 0.74 0.011 0.001


Luminance [cd/m²] 0.006 0.003 0.009 / /

3 Surface result object 5 Perpendicular illuminance (adaptive) [lx] 0.004 0.004 0.004 / /

Luminance [cd/m²] 0.001 0.001 0.001 / /


Site 1 / Results summary of surfaces

Page 2




Surface result object 3: Perpendicular illuminance (adaptive) (Surface)Light scene: Light scene 1Average: 0.041 lx, Min: 0.020 lx, Max: 0.055 lx, Min/average: 0.49, Min/max: 0.36

Isolines [lx]

Scale: 1 : 200

False colours [lx]

Scale: 1 : 200



Page 3


Value grid [lx]

Scale: 1 : 200



Page 4




Surface result object 3: Luminance (Surface)Light scene: Light scene 1Average: 0.006 cd/m², Min: 0.003 cd/m², Max: 0.009 cd/m², Min/average: /, Min/max: /

Isolines [cd/m²]

Scale: 1 : 200


Scale: 1 : 200



Page 5


Value grid [cd/m²]

Scale: 1 : 200



Page 6




Surface result object 5: Perpendicular illuminance (adaptive) (Surface)Light scene: Light scene 1Average: 0.004 lx, Min: 0.004 lx, Max: 0.004 lx, Min/average: /, Min/max: /



Page 7


Isolines [lx]

Scale: 1 : 25



Page 8


False colours [lx]

Scale: 1 : 50



Page 9


Value grid [lx]

Scale: 1 : 25



Page 10




Surface result object 5: Luminance (Surface)Light scene: Light scene 1Average: 0.001 cd/m², Min: 0.001 cd/m², Max: 0.001 cd/m², Min/average: /, Min/max: /



Page 11


Isolines [cd/m²]

Scale: 1 : 25



Page 12



Scale: 1 : 50



Page 13


Value grid [cd/m²]

Scale: 1 : 25



Page 14


Design iGuzzini iGuzzini

10 - cell Recessed luminaire - LED - Warm white - Incorporated DALI dimmable power supply - Flood optic

Product codeMQ82

Technical descriptionrectangular miniaturised recessed luminaire with 10 optical elements with LED lamps - fixed optics - flood beam angle. Main bodywith die-cast aluminium radiant surface, version with perimeter surface frame. Metallised thermoplastic high definition optics,integrated in a rear position in the black anti-glare screen; the structure of the optical system prevents a pinpoint effect, allowingprecise, circular light distribution and emission with controlled glare . Supplied with DALI dimmable electronic control gearconnected to the luminaire. Warm white high colour rendering LED

Installationrecessed with steel wire springs for false ceilings from 1 to 25 mm thick - preparation hole 37 x 274

Dimension (mm)281x44x54

ColourWhite (01) | Black / Black (43) | Black / White (47)

Weight (Kg)0.6

Mountingwall recessed|ceiling recessed

Wiringon control gear box with quick-coupling connections

Complies with EN60598-1 and pertinent regulations

On the visible part ofthe product once installed

Product configuration: MQ82

Technical datalm system: 1478W system: 24.5lm source: 1850W source: 21Luminous efficiency (lm/W,real value):

60.3

lm in emergency mode: -Total light flux at or abovean angle of 90° [Lm]:

0

Light Output Ratio (L.O.R.)[%]:

80

Beam angle [°]: 32°CRI: 95Colour temperature [K]: 3000MacAdam Step: 3

Life Time LED 1: 50,000h - L90 - B10 (Ta 25°C)Ballast losses [W]: 3.5Lamp code: LEDNumber of lamps for opticalassembly:

1

ZVEI Code: LEDNumber of opticalassemblies:

1

Power factor: On requestInrush current: 20 A / 100 µsMaximum number ofluminaires of this type perminiature circuit breaker:

B10A: 34 luminairesB16A: 55 luminairesC10A: 57 luminairesC16A: 93 luminaires

Overvoltage protection: 1kV Common mode & 1kVDifferential mode

Dimming mode: CCRControl: DALI

Polar

Laser Blade

Last information update: February 2020

MQ82_EN 1 / 2


Polar

Utilisation factors

UGR diagram

MQ82_EN 2 / 2


Arrow Lane Arrowtown • Ph: (03) 409 8664 • www.e3scientific.co.nz

21 April 2020 MJ and BP Family Trust C/- Christine Edgley Brown & Company Planning Group

By email to: [email protected]

cc: [email protected]; [email protected] Request for Further Information – Ecological Values

The Queenstown Lakes District Council have requested further information regarding the existing ecological values within and surrounding the proposed dwelling on Morven Hill. MJ and BP Family Trust has engaged e3Scientific Limited to provide the requested information. e3Scientific Limited have visited the location of the proposed dwelling and viewed the surrounding landscape on Morven Hill. The dwelling location contains a variety of exotic pasture grass such as brown top and herbaceous weeds including mouse ear hawkweed (see Plate 1). To the east and south of the dwelling on the tops and sides of the knolls are patches of grey shrubland (see Plate 2). These patches are predominantly matagouri (Discaria toumatou), which has a conservation status of At Risk – Declining (de Lange, et al., 2018). Also present to the south (and scattered throughout Morven Hill) are mature kowhai (Sophora microphylla) trees which are uncommon in the Wakatipu Basin. To the north of the site is an ephemeral wetland and further patches of grey shrubland and kowhai trees (see Plate 3).


mailto:[email protected]


P a g e | 2


Plate 1: Exotic vegetation in the approximate location of the dwelling.

Plate 2: Grey shrubland to the east of the dwelling.


P a g e | 3


Plate 3: Ephemeral wetland and grey shrubland to the north of the dwelling.

The ecological values within the proposed location of the dwelling are low as the grassland is dominated by introduced species. Furthermore, the vegetation is heavily grazed by the high numbers of rabbits on the site. Given the dominance of introduced grasses and herbs the construction site does not contain indigenous vegetation that would require assessment under the operative Chapter 33 Rules of the Proposed District Plan. We note that there is indigenous vegetation in close proximity to the dwelling and scattered on Morven Hill that has higher ecological values. This vegetation will be avoided by the construction of the proposed dwelling.


P a g e | 4


If you have any questions regarding the information herein, please feel free to contact Melissa Jager ([email protected]) or Glenn Davis ([email protected]). Prepared By: Reviewed By:

Melissa Jager Glenn Davis Project Ecologist Managing Director

References:

de Lange, P.J., Rolfe, J.R., Barkla, J.W., Courtney, S.P., Champion, P.D., Perrie, L.R., Beadel,

S.M., Ford, K.A., Breitwieser,I., Schonberger, I., Hindmarsh-Walls, R., Heenan, P.B., &

Ladley, K. (2018). Conservation status of New Zealand indigenous vascular plants,

2017. New Zealand Threat Classification Series 22. Wellington: Department of

Conservation.



Brown NZ Ltd P O Box 137 067 Parnell Auckland 1052

TO: Ms Christine Edgerley Brown & Company Planning Group [email protected]

FROM: Stephen Brown DATE: 21 April 2020

Re: 886 Gibbston Valley Rd Application: Response to QLDC Query In Relation To Snow Tussock Planting

INTRODUCTION

This memo responds to a query from QLDC in relation to the proposed planting of tussocks around the Davie residence on Morven Hill; more specifically:

Clarify the degree of integration of the proposed snow tussock with the surrounding grassland. To what degree is the surrounding landscape of snow tussock vegetation and how will the planted area visually and seamlessly merge into the broader landscape?

In response to this question, the following matters need to be considered:

• Morven Hill would once have been largely covered by shrubby woodland intermixed with both pockets of tussock and climax species that would almost certainly have included beech trees and – quite possibly – Halls Totara (Mountain Totara).

• The current grasslands across most of Morven Hill and other local hills (from Slope Hill and Queenstown Hill to The Remarkables) is largely the product of early burn-offs during moa hunting, then high country grazing; but is now largely viewed as ‘natural’.

• Most such environments reveal an intermixing of grasses and tussock, and there is no reason why such intermixing could not happen on Morven Hill.

• Such environments are typically quite fine-grained and light coloured, so that planting a stand (or stands) of shrubs / trees within them would be more likely to draw the eye and attention than to promote integration of that new planting with its wider landscape setting.

Consequently, reintroducing both beech trees (in more recessive locations) and snow tussock to Morven Hill has been conceptualised as providing an opportunity for the further ‘naturalising’ of Morven Hill in the longer term. In addition, snow tussock are compatible with the hill’s physical environment and would merge seamlessly with the surrounding exotic grasses, visually. They would (like grass) mirror and articulate the natural landforms of Morven



Brown NZ Ltd April 2020 2

Hill and the proposed house site, which has always been the intention of the current proposal. However, unlike new swards of well maintained, and watered, grass tussock would not give rise to the sort of fresh green colouring that might well draw attention to the house site (like the irrigation circles across the Canterbury Plains and parts of the Mackenzie Basin). For all of these reasons, snow tussock are considered to represent the best mitigation planting option for the proposed house and its immediate surrounds.

Stephen Brown

BTP, Dip LA, Fellow NZILA


Level 1, The Forge, Athol Street, PO Box 1467, QUEENSTOWN

Phone (03) 409 2258, Fax (03) 409 2259

PO Box 91839, AMC, AUCKLAND Phone (09) 377 5499, Fax (09) 377 2799

1

22 April 2020 Hayden Blackler Queenstown Lakes District Council

Email: [email protected]

Dear Hayden,

RE: S92(1) REQUEST FOR FURTHER INFORMATION – RM191216

The following information is provided in response to your request for further information on 24 March 2020 via email. The matters listed are set out as per your original email dated 23 January 2020.

Landscape Matters

Building

1. Architect’s drawings of building elevations showing materials and colours, and extent of eaves/overhangs over glazing.

The architectural drawings have been updated to show this information and are included as Attachment A – see drawings RC-09, RC-10 and RC-11 in particular.

2. Please identify proposed trims above glazing and below turf roof, material and colour.

The architectural drawings have been updated to show this information and are included as Attachment A – see drawings RC-09 and RC-10 in particular.

3. Identify the location of proposed external lighting.

The lighting report by ECC, previously supplied on 5 March 2020, includes a Lighting Plan at Page 30 of the document.

4. Provide details (manufacturer’s specifications) on proposed anti-reflective glazing including external visible light reflectance values.

The glazing specification document, supplied by Woods Glass, is included as Attachment B.

5. Are any solar panels proposed?

No solar panels are proposed.

6. Provide height poles for the extent of built form.

Parts of the dwelling are below existing ground level, however height poles demonstrating those parts of the building that are above existing ground level will be installed onsite. The remainder of building form will be indicated through the use of wooden stakes, cut to roof level.



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These will be installed onsite once the lockdown is lifted.

7. The sun study sections for glazing are very useful, but can the relevant north, east and west building elevations be identified on the drawings.


8. Confirm details of stone cladding - rock type, recess degree and proportion of plaster/mortar to stone etc.


Earthworks / Access

9. Provide earthworks drawings for farm track upgrade to driveway, cut and fill heights, driveway and passing bay width and locations etc.

Plans showing earthworks for the access upgrades are included as Attachment C.

10. Are barriers required for sections of driveway? If so, please provide details.

In accordance with section 3.3.4 of the Council’s Code of Practice for Subdivision and Land Development 2018, safety barriers are not required as the land below the accessway is not steeper than 45 degrees.

11. Label contour heights on earthworks plans.

The existing earthworks plans for the dwelling have been updated to include contour height labels and are included as Attachment D.

12. How are cut slopes around the dwelling to be treated? - retaining structures, graded, planting etc.

Cut slopes will be backfilled against the buildings. Any slopes that are not backfilled will be planted to match the surrounding landscape.

Landscape

13. Please provide ecological comment for the dwelling site in terms of composition of existing species, any ecological values of note, etc.

A review of the ecological values for the dwelling site has been undertaken by e3 Scientific Limited and is included as Attachment E.

14. Provide A1 prints of photomontages as noted in the landscape report.

The A1 photomontages referred to in Attachments 24 and 25 of the Landscape Assessment are references to the high-resolution viewpoint images produced by Virtual View which were included as Attachment E to the application as lodged.


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15. What is the land management proposed for the site and surrounding landscape? Is this to be grazed, mown, fenced, ecological restored etc?

As accepted in your email correspondence of 27 January 2020, the application has already addressed the proposed ecological restoration at Sections 1.3.3 and 3.7 of the Assessment of Environmental Effects, and in the planting review by e3 Scientific (including the recommendation to fence these areas). Section 4 of the Assessment of Environmental Effects addresses that the remainder of the site will remain in use for sporadic pastoral grazing.

16. Is the tussock planted area to be fenced?

The tussock planting areas will not be fenced to ensure a more natural integration with the surrounding grasses.

17. What is the purpose or intent of the exclusion areas of X1 to X4 from the covenant areas?

As accepted in your email correspondence of 27 January 2020, the application has already addressed the reasoning for excluding areas of the site from the covenanted area at Section 3.3.2.2 of the Assessment of Environmental Effects.

18. Why is there a 25-year expiry date on proposed covenants?

As accepted in your email correspondence of 27 January 2020, the application has already addressed the reasoning for the 25-year time frame for the covenant that restricts further development at Section 3.3.2.2 of the Assessment of Environmental Effects.

19. Please clarify the degree of integration of the proposed snow tussock with the surrounding grassland. To what degree is the surrounding landscape of snow tussock vegetation and how will the planted area visually and seamlessly merge into the broader landscape? (This relates to ecological comments above in terms of the vegetation cover and patterns of the landscape and the proposed development)

A reply addressing the integration of the snow tussock with the surrounding landscape is included as Attachment F.

20. What is the circle in the lawn area shown on the landscape plan?

The landscape plan has been updated to remove this. The updated plan is included as Attachment G.

21. Provide details for the vehicle entry gateway design onto SH6.

As set out in Part 1.3.4 of the Assessment of Environment Effects and Section 4 of the Services Report, the existing vehicle access onto the State Highway was formed to NZTA standards under a previous consent. No changes are proposed to the existing vehicle crossing as part of the proposal.

22. Confirm materials/stone for the proposed access drive (paved areas).

The areas of the access that will be paved will be comprised of local stone schist paving – see Architectural drawing RC-14.

Other

23. Are the existing water tanks on site consented?


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Council’s available records on eDocs do not list any consents for water tanks on the property. A review of historical aerial images shows that the water tanks have been in place since at least early 2004.

It is clear from the available records that the Council was aware of the existence of the water tanks on site in 2004, as they are mentioned several times during the processing of an earlier resource consent on the site (see the section 42A report and Commissioner decision on RM031017) and were not identified by the Council as requiring consent at that time.

Given this, the water tanks are assumed to have existing use rights.

24. Are any APAs pending?

As the applicant has requested public notification it will not be supplying any affected party approvals.

25. Is access to the site available at any time? Contact details for access?

The site is gated but not locked. Given the large area of the site, I would be happy to accompany you onsite to show you the location of the dwelling site. Please contact me at any time to arrange a site visit once the lockdown is lifted.

Engineering

Transport

1. Consent is required for non-compliant access gradient. FENZ approval is required and mitigation such as regrading and/or a non-slip surface in some places which may have a landscape impact is also required.

As noted in Section 4 of the Services Report supplied with the application, the accessway does not exceed the maximum gradient of 20% (1 in 5) in the Council’s Land Development and Subdivision Code of Practice. However, the access will exceed the Proposed District Plan maximum gradient of 1 in 6. The Assessment of Environmental Effects has been updated to address the non-compliance with this rule. The updated Assessment of Environmental Effects is included as Attachment H.

If Council considers FENZ comment is required on an access that does not exceed the maximum grade in the Council’s Code of Practice, we respectfully request that Council serve notice on this organisation as part of the public notification the applicant has requested.

2. Are safety barriers required?

As set out in the response landscape question (10) above, in accordance with the Council’s Code of Practice for Subdivision and Land Development 2018, safety barriers are not required.

Earthworks

3. Earthwork volumes are required for extending the access.


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The earthworks cut and fill volumes are set out in the plans included in Attachment C. The access upgrades require 980m3 of cut and 170m3 of fill. Any surplus material will be retained on site and disposed of in the same manner as proposed for surplus material from the dwelling earthworks, as set out in the Services Report.

Firefighting

4. As above, FENZ approval is required if the road exceeds the maximum Code of Practice gradient.

As noted in the Services Report, the accessway does not exceed the maximum Code of Practice gradient of 1:5, however it will exceed the Proposed District Plan maximum gradient of 1:6. The Assessment of Environmental Effects has been updated to address this, and is included as Attachment H.

As set out above, if Council considers FENZ comment is required on an access that does not exceed the maximum grade as set out in the Code of Practice, we respectfully request that Council serve notice on this organisation as part of the public notification the applicant has requested.

5. The proposed use of the water tanks that are below the site to make up the total 45,000 litres is OK as long as the pump that is filling up the highest 20,000 litre tank can meet the minimum flow requirements at the hose coupling and I suspect this may not be the case so can this please be confirmed or an alternative proposed. Please show the proposed hose coupling point on the site plan.

While there is a requirement for a minimum flow rate at the supply connection point there is no requirement for the pump filling the tanks to meet the same flow rate. The water in the tanks will remain available as a firefighting water supply and will provide the buffer and flow rate in emergencies, as they will drain down quickly when needed.

A firefighting concept plan has been prepared and is included as Attachment I. It is anticipated that a more detailed design can be dealt with via conditions of consent.

Yours sincerely,

Christine Edgley Brown & Company Planning Group


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Attachments:

A. Updated Architectural Drawings prepared by Patterson Associates Limited

B. Glazing specification supplied by Woods Glass (NZ) Limited

C. Earthworks Plans for access upgrade prepared by Clark Fortune McDonald

D. Updated Earthworks Plans for dwelling prepared by Clark Fortune McDonald

E. Ecological comment prepared by e3 Scientific Limited

F. Landscape Further Information Response prepared by Brown NZ Limited

G. Updated Landscape Plan prepared by Brown NZ Limited

H. Updated Assessment of Environmental Effects prepared by Brown & Company Planning Group

I. Firefighting Concept Plan prepared by Clark Fortune McDonald


From: Christine EdgleySent: Fri, 15 May 2020 09:21:42 +1200To: Hayden BlacklerSubject: RE: RM191216 - MJ & BP Davies Family TrustAttachments: A. Concrete finish.pdf

Hi Hayden, Responses to Richard’s further clarifications are set out in blue below each comment below. We request that public notification is undertaken immediately – can you please advise the date that this will occur?

Provide details (manufactures specifications) on proposed anti-reflective glazing including external visible light reflectance values. DONE but may require a sample please. While the applicant has researched a specific product that will meet the design criteria for this build, the technical data sheet previously submitted to Council is the only specification document available for this glazing (that is, there is no marketing-type document available that demonstrates its appearance). While an example of an equivalent product from a different supplier has also been sought, due to the detailed criteria the glazing would need to meet this would be a custom order and therefore no example could be provided. For obvious practical reasons, the applicant does not wish to be limited to a specific product, but instead has provided the criteria the glazing would be required to meet. This is to ensure there is sufficient flexibility to select the most appropriate product/supplier, while still meeting the necessary design standards. Provide height poles for the extent of built form.(pole plan attached) Please place poles as per the pole plan sent through in January. Any location below existing ground level will need to be staked please to show the extent of built form. All height poles white with top 1m coloured a hi-vis colour. Please confirm when poles are up and confirm if anyone else may be on site ( farm manager, workers, anyone residing on the property). Provide contact number for site access and confirm if gate will be unlocked. The pole plan has been passed on for installation and we will advise when this installation is complete. The site is vacant and the gate will be unlocked, however it will need to be closed to secure stock. Contact number is 027 588 8824. Confirm details of stone cladding - rock type, recess degree and proportion of plaster/mortar to stone etc. DONE but please provide an image of form concrete finish intended, and confirm if any colour additives will be added to concrete or will it be a grey or white concrete colour?A reference image has previously been provided on Sheet R12 of the architectural drawings. Please find attached a response from the architect, which states that the concrete will not be tinted and will have a smooth finish.What is the land management proposed for the site and surrounding landscape? Is this to be grazed, mown, fenced, ecological restored etc? Please confirm the site is not to be fenced and stock will be able to access all areas including around the dwelling, and all planting will be as shown on the planting plan. Is the tussock planted area to be fenced? As above, how will this be managed with stock and the balance of the property managed as farmland?


There is presently a very low level of stocking across the property, therefore stock will only be near the dwelling intermittently. Portable electric fencing would be used to protect the tussock when the stock are the vicinity of the dwelling, and relocated elsewhere within the site or stored when not in use.

Kind regards,Christine Christine EdgleyBrown & Company Planning GroupT +64 3 409 2258M +64 27 588 8824 Given the current Covid19 situation Brown & Company is working from home. Please note that we are fully equipped to carry out all our work as normal and will continue to provide our usual high levels of service. Our main office line will continue to be answered and we are all contactable on our mobiles and via Skype and Zoom.

From: Hayden Blackler <[email protected]> Sent: Tuesday, May 5, 2020 2:01 PMTo: Christine Edgley <[email protected]>Subject: RE: RM191216 - MJ & BP Davies Family Trust Hi Christine, Pole plan attached. In terms of the sample I think what Richard wanting is the identification of a specific product and a picture showing what this looks like. Regards,

Hayden Blackler | Planner | Planning & DevelopmentQueenstown Lakes District CouncilDD: +64 3 450 1723 | P: +64 3 441 0499 E: [email protected]

From: Christine Edgley <[email protected]> Sent: Tuesday, 5 May 2020 9:21 AMTo: Hayden Blackler <[email protected]>Subject: RE: RM191216 - MJ & BP Davies Family Trust Hi Hayden, Just following up on my two queries below please.


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http://www.qldc.govt.nz/



If you could send through a copy of the pole plan as soon as possible please I’d appreciate it, obviously we are very keen to get these installed so a site visit can be undertaken. Regards,Christine Christine EdgleyBrown & Company Planning GroupT +64 3 409 2258M +64 27 588 8824 Given the current Covid19 situation Brown & Company is working from home. Please note that we are fully equipped to carry out all our work as normal and will continue to provide our usual high levels of service. Our main office line will continue to be answered and we are all contactable on our mobiles and via Skype and Zoom.

From: Christine Edgley Sent: Wednesday, April 29, 2020 12:05 PMTo: Hayden Blackler <[email protected]>Subject: RE: RM191216 - MJ & BP Davies Family Trust Hi again Hayden, In regard to number 4 below re glazing, are you or Richard able to clarify what is sought in terms of a sample? I’m a little unclear on what would be expected for this. Thanks and regards,Christine Christine EdgleyBrown & Company Planning GroupT +64 3 409 2258M +64 27 588 8824 Given the current Covid19 situation Brown & Company is working from home. Please note that we are fully equipped to carry out all our work as normal and will continue to provide our usual high levels of service. Our main office line will continue to be answered and we are all contactable on our mobiles and via Skype and Zoom.

From: Christine Edgley Sent: Wednesday, April 29, 2020 11:41 AMTo: Hayden Blackler <[email protected]>Subject: RE: RM191216 - MJ & BP Davies Family Trust Hi Hayden,


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Are you able to send through a copy of the pole plan Richard refers to please? I don’t believe that this was attached to your original email. Kind regards,Christine Christine EdgleyBrown & Company Planning GroupT +64 3 409 2258M +64 27 588 8824 Given the current Covid19 situation Brown & Company is working from home. Please note that we are fully equipped to carry out all our work as normal and will continue to provide our usual high levels of service. Our main office line will continue to be answered and we are all contactable on our mobiles and via Skype and Zoom.

From: Hayden Blackler <[email protected]> Sent: Wednesday, April 29, 2020 11:35 AMTo: Christine Edgley <[email protected]>Subject: FW: RM191216 - MJ & BP Davies Family Trust Hi Christine, can you address the below from Richard please.


From: richard denney <[email protected]> Sent: Monday, 27 April 2020 12:08 PMTo: Hayden Blackler <[email protected]>Subject: Re: RM191216 - MJ & BP Davies Family Trust

Hi Hayden, Yes all good, except for that little quake this morning, bit of a jolt.... Comments below. Just a few things for clarification. Let me know if you wish to meet on site....I will need to do a thorough visual review, which will take some time following a site visit.

kind regards


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Richard RFI as follows please: Building

1. Architects drawings of building elevations showing materials and colours, and extent of eaves/overhangs over glazing. DONE

2. Please identify proposed trims above glazing and below turf roof, material and colour. DONE

3. Identify location of proposed external lighting.? 4. Provide details (manufactures specifications) on proposed anti-reflective glazing

including external visible light reflectance values.DONE but may require a sample please.

5. Are any solar panels proposed? DONE6. Provide height poles for the extent of built form.(pole plan attached) Please place poles

as per the pole plan sent through in January. Any location below existing ground level will need to be staked please to show the extent of built form. All height poles white with top 1m coloured a hi-vis colour. Please confirm when poles are up and confirm if anyone else may be on site ( farm manager, workers, anyone residing on the property). Provide contact number for site access and confirm if gate will be unlocked.

7. The sun study sections for glazing are very useful, but can the relevant north, east and west building elevations be identified on the drawings. DONE thank you very useful.

8. Confirm details of stone cladding - rock type, recess degree and proportion of plaster/mortar to stone etc. DONE but please provide an image of form concrete finish intended, and confirm if any colour additives will be added to concrete or will it be a grey or white concrete colour?

Earthworks / Access

1. Provide earthworks drawings for farm track upgrade to driveway, cut and fill heights, driveway and passing bay width and locations etc. DONE

2. Are barriers required for sections of driveway, if so please provide details. DONE3. Label contour heights on earthworks plans.DONE4. How are cut slopes around the dwelling to be treated? - retaining structures, graded,

planting etc? DONE Landscape

1. Please provide ecological comment for the dwelling site in terms of composition of existing species, any ecological values of note, etc. DONE


2. Provide A1 prints of photomontages as noted in the landscape report.OK3. What is the land management proposed for the site and surrounding landscape? Is this

to be grazed, mown, fenced, ecological restored etc? Please confirm the site is not to be fenced and stock will be able to access all areas including around the dwelling, and all planting will be as shown on the planting plan.

4. Is the tussock planted area to be fenced? As above, how will this be managed with stock and the balance of the property managed as farmland?

5. What is the purpose or intent of the exclusions areas of X1 to X4 from the covenant areas?OK

6. Why is there a 25yr expiry date on proposed covenants?OK7. Please clarify the degree of integration of the proposed snow tussock with the

surrounding grassland? To what degree is the surrounding landscape of snow tussock vegetation and how will the planted area visually and seamlessly merge into the broader landscape. (This relates to ecological comments above in terms of the vegetation cover and patterns of the landscape and the proposed development) DONE

8. What is the circle in the lawn area shown on the landscape plan? DONE9. Provide details for the vehicle entry gateway design onto SH6.DONE

10. Confirm materials/stone for the proposed access drive (paved areas).DONE Other

1. Are the existing water tanks on site consented? Can councils planner please confirm status of existing water tanks on site ?

2. Are any APAs pending? DONE3. Is access to the site available at any time? Contact details for access? DONE

DENNEY LANDSCAPE ARCHITECTURERichard Denney (B.L.A hons, B.Sc) [email protected] Phone 02102671164Lake Hayes, New Zealand.

From: Hayden Blackler <[email protected]>Sent: Friday, 24 April 2020 10:42 AMTo: richard denney <[email protected]>Subject: FW: RM191216 - MJ & BP Davies Family Trust Hi Richard, Hope you are keeping well! Below is link below to the information you requested for that consent on Morven Hill. Let me know if there is anything further that you require. Kind regards,






From: Christine Edgley <[email protected]> Sent: Wednesday, 22 April 2020 3:52 PMTo: Hayden Blackler <[email protected]>Subject: RE: RM191216 - MJ & BP Davies Family Trust Hi Hayden, Please find a response to the section 92 request and the supporting documentation at the following Dropbox link: https://www.dropbox.com/sh/02doom65qjazdth/AACkDdIjFZ2iVzdBBx1lUOHpa?dl=0 If you have any questions please do not hesitate to get in touch. Kind regards,Christine Christine EdgleyBrown & Company Planning GroupT +64 3 409 2258M +64 27 588 8824 Given the current Covid19 situation Brown & Company is working from home. Please note that we are fully equipped to carry out all our work as normal and will continue to provide our usual high levels of service. Our main office line will continue to be answered and we are all contactable on our mobiles and via Skype and Zoom.

From: Hayden Blackler <[email protected]> Sent: Tuesday, March 24, 2020 10:09 AMTo: Christine Edgley <[email protected]>Subject: RE: RM191216 - MJ & BP Davies Family Trust Hi Christine, Yes working from home however we are having trouble with the computer system. If you could treat the questions from the LA and engineering now as a RFI that would be great. I’ll arrange for the edocs to be updated specifying this.







https://www.dropbox.com/sh/02doom65qjazdth/AACkDdIjFZ2iVzdBBx1lUOHpa?dl=0

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Kind regards,


From: Christine Edgley <[email protected]> Sent: Friday, 20 March 2020 3:07 PMTo: Hayden Blackler <[email protected]>Subject: RE: RM191216 - MJ & BP Davies Family Trust Hi Hayden, Just touching base re my below email. I’m aware that some people at Council are working from home so wasn’t sure if you have access to your voice messages at the moment. If you could give me a call or flick me an email I’d appreciate it. Kind regards,Christine Christine EdgleyBrown & Company Planning GroupT +64 3 409 2258M +64 27 588 8824

From: Christine Edgley Sent: Monday, March 16, 2020 9:44 AMTo: Hayden Blackler <[email protected]>Subject: RE: RM191216 - MJ & BP Davies Family Trust Hi Hayden, Can you please advise what the status of the above application currently is? I see on eDocs that it is still showing as “On Hold at Applicants Request”, but following the supply of the lighting report I would have thought that was no longer the case? Thanks and regards,







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Christine Christine EdgleyBrown & Company Planning GroupT +64 3 409 2258M +64 27 588 8824

From: Christine Edgley Sent: Thursday, March 5, 2020 3:04 PMTo: Hayden Blackler <[email protected]>Subject: RM191216 - MJ & BP Davies Family Trust Hi Hayden, Please find attached a lighting report for the application RM191216. The applicant has paid the notification fee today. We would request that the application be publicly notified as soon as possible. Thanks and regards,Christine Christine EdgleyResource Management Planner T +64 3 409 2258M +64 27 588 8824

This message contains confidential information and is intended only for the recipient. If you are not the recipient you should not disseminate, distribute or copy this e-mail. Please notify the sender immediately by e-mail if you have received this e-mail by mistake and delete this e-mail from your system. E-mail transmission cannot be guaranteed to be secure or error-free as information could be intercepted, corrupted, lost, destroyed, arrive late or incomplete, or contain viruses. The sender therefore does not accept liability for any errors or omissions in the contents of this message, which arise as a result of e-mail transmission. If verification is required please request a hard-copy version.


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https://www.brownandcompany.co.nz/

07 May 2020

Re: Morven Hill Resource Consent Application

Resource Consent query made by QLDC

Please provide an image of form concrete finish intended, and confirm if any colour additives will be added to concrete or will it be a grey or white concrete colour.

In response:

The concrete finish will be a high-quality smooth form finished concrete. The concrete will be not tinted and will be the natural pale grey finish.

A reference image has been provided on sheet RC12 of the Architectural drawing submission within Resource Consent application.

Per Patterson Associate Architects.


Attachment 26.

RESIDENTIAL APPLICATION - 886 GIBBSTON HIGHWAY: LANDSCAPE CONCEPT - RESIDENTIAL AREALandscape Effects Assessment Prepared by Stephen Brown - Graphic Aachments(March 2020)

SNOW TUSSOCK PLANTED AT 0.5M CENTRES

RYE GRASS LAWN
