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DCC Guidelines (Building Guidelines)
1.0 The OMAHA BEACH philosophy
Omaha Beach is a unique and special place.
These Guidelines are intended to protect what makes Omaha special: its natural environment, views, and coastal character.
The goal of this development is harmony between buildings and nature, and between buildings and their neighbours. By designing buildings which "fit" with their surroundings we can protect both Omaha's environment and the value of properties within the community.
The benefits of these guidelines are therefore environmental and aesthetic.
You can be confident that your investment in Omaha will be matched by your neighbours and that the overall quality of the community will be exceptional.
Please note that Design Control Approval is required prior to commencing any work for building construction, landscaping, fences as well as future external additions or renovations including colour changes.
These approvals are required prior to obtaining local body consent so please take a few minutes to read the Guidelines and ensure that your architect/designer, landscape designer and builder are also familiar with them. That way we're all working towards the same goal: to create New Zealand's most exceptional coastal community.
2.0 HARMONY with the ENVIRONMENT
The Omaha design concept carefully fits development into the coastal environment. The most environmentally sensitive areas of the site have been preserved as open space and reserve as shown in the plans for each neighbourhood. The following guidelines outline ways in which individual buildings can fit with the Omaha environment and help preserve its character:
2.1 Siting and Grading
Buildings and structures must be located within the building envelope defined by the setbacks (or yards) established in the Rodney District Plans. These building envelopes are generally indicated in the Neighbourhood Plan; however, it is the owner's responsibility to ensure their project complies with the District Plan, Design Control Approvals and applicable covenants.
Modifications to the ground levels and grading pattern approved at time of subdivision are not permitted without the written approval of the Design Control Committee.
2.2 Paving and Drainage
Impermeable paving (asphalt, unit paving, concrete) should be minimised and drainage contained on site as much as possible. Rooftop drainage must be directed to storage tanks for domestic water supply. Any overflow rooftop drainage and surface drainage must be directed into the ground by soakage pits except for Neighbourhood 5 and those parts of Neighbourhood 4 which are to be connected directly into the piped storm water system.
The rules of the Rodney District Plans outline the minimum size of soakage pits required.
2.3 Fences, Walls, and Retaining Walls
The general preference is to minimize fences and walls especially adjacent to road-ways and reserves. This supports visual security in our beach community and while it is acknowledged there are locations where fencing is necessary, particular consideration should be given to reducing its visual dominance in the landscape.
Keeping front yards more open also assists in achieving a character more consistent with coastal development.
Height and Privacy
For Privacy, planting is generally preferred over fencing.
Fences and walls higher than 1.2 metres shall not be constructed in the View Protection Areas shown on the Neighbourhood Plan. Fencing to a maximum height of 1.8 metres may be approved in some circumstances outside of the view protection area, however the overall preferred height is 1.5 metres.
Generally it is felt that 1.8 metre fencing creates a more urban type of build environment, which is not consistent with the open, spacious character traditionally associated with coastal areas.
However it is recognised that a 1.8 metre high fence may be appropriate in areas adjacent to living rooms, outdoor patios or to shield small service areas to provide a higher level of privacy than is required around other areas of the site. This, or even a pergola may also be applicable in unusual situations, for example where high ground bordering walkways materially compromises living privacy. In these circumstances each site will be considered in context.
Where a high fence is proposed, mitigation by way of planting, stepping, staggering or a change in materials should be considered. On public boundaries, long fences should be set back so that space can be made for external planting.
In general, your Committee favours fencing located within the rear of properties with fences returning to the house behind the front façade of the building. This keeps front yards more open and assists in achieving a more open and landscaped streetscape in character with coastal development.
However, the Committee also recognises that there are instances where fencing within a front yard may be necessary or desirable. This fencing should be low in height and needs to be coupled with landscaping, and incorporate design features which also break up the fence to further minimise its impact and dominance to the street.
The type and appearance of fencing should be of comparable quality to the building itself and both integration and coordination with existing neighbours fencing is also encouraged. Wooden fences are preferred. If pine, stained or painted, with hardwood and cedar stained or weathered. Horizontal over vertical palings with conventional and longitudinal batons are preferred as they contribute to a lower profile. Ideally materials should be consistent with and in keeping with the house.
Given coastal conditions, longevity of material is essential. Trellis, brush sticks, profiled metal sheeting and solid panel products are not favoured. Block or brick walls should be plastered and painted.
All submissions are assessed on the individual merits presented and will be considered as a total concept along with the building and landscaping.
All services and utilities shall be located below ground. Water supply is to be through roof collection and storage and no bores will be allowed. Water storage tanks and pumps are to be located below ground. Water storage capacities shall be provided for each dwelling as required by the Rodney District Plans.
Gas cylinders shall be suitably concealed from public view.
Reticulated sewer connections are provided to all sites and no septic systems will be allowed. Low flow plumbing fixtures and other water conservation measures are strongly recommended.
Water pumps along with spa and pool pumps should be sound proofed to meet Council By- Law.
Existing vegetation and planting outside the building envelope should be protected during construction. Plant species which will grow higher than 1.2 metres at maturity may not be planted in the View Protection Areas shown on the Neighbourhood Plan. Native, locally sourced coastal plant materials should be used wherever possible.
2.6 Exterior Lighting
All lights shall be contained within individual properties. Fixtures should have covers or reflectors to direct light to the ground and shield the light source to prevent glare and light pollution. Light spill from all exterior lights shall be contained.
2.7 Cultural Sites
The Neighbourhood Plan identifies a number of Cultural Sites such as middens on some sites which are to be protected. The Rodney District Council consent requires these areas to be covered with rocks or vegetation and must remain undisturbed. No construction of buildings or structures will be allowed to encroach on or over these sites.
3.0 HARMONY between NEIGHBOURS
While a wide variety in home styles and materials is expected, abrupt contrasts and poor quality development can detract from the community's image and individual property values. These guidelines are intended to encourage individual buildings which are considerate of neighbouring homes and will enhance the Omaha community.
Buildings should relate to existing and proposed buildings on adjacent sites in terms of height, massing, scale and appearance. Buildings which demand attention by exotic forms, colours or finishes are inappropriate. "Mirror image", relocated, pre-fabricated houses or standard, repetitive plans (especially for buildings in close proximity) are discouraged.
Building heights, fences, trees and other structures must comply with the maximum heights identified in the District Plan, individual neighbourhood covenants and Neighbourhood Plan in order to protect views.
The height of buildings on most beachfront lots is restricted (refer to Neighbourhood Plan).
The maximum building height on lots 2-14 in Neighbourhood 5 is 6.0m, provided that 50% of the width of their Building Envelope shall be not more than 5.0m in height so as to protect views from properties behind. The maximum building height on lots crossed by the beachfront amenity line (including in Neighbourhood 4, lots 80-84, lots 89-93 and lots 99-102) is 6.0m. The Design Control Committee has a policy of zero tolerance with respect to height infringements.
3.3 Accessory Buildings and Dwellings
A staged construction of the household unit is permitted provided that stage one is not less than 50m2, complies with these guidelines, appears in itself a completed unit and the total stage concept is initially approved.
Long term (longer than 3 weeks per year) camping and the parking of caravans and motor homes on private sites, and the construction of small toilet/ablution buildings are not permitted.
Any non approved or non permitted structure is not allowed on site outside the actual construction period. This includes containers.
Specific approval may be sought for an accessory shed. Approval will be based on the degree to which the shed is unobtrusively located and constructed of materials and colour sympathetic to the surrounds e.g. no bright aluminum etc. Rather Owners are encouraged to integrate storage requirements into the initial designs.
3.4 Scale and Massing
Larger, multi-storey buildings should incorporate one storey elements or low eave lines at the perimeter to reduce their apparent scale or 'bulk'. Scale can also be reduced by breaking larger buildings into several smaller blocks, wings or components.
Lower pitch roofs (generally under 25?) are encouraged and should be configured so as to not unnecessarily block views from neighbouring homes.
All roofs should be neutral or dark colours: exceedingly bright colours should be avoided.
3.6 Chimneys and Rooftop Equipment
All metal chimney flues and other roof penetrations should be enclosed or painted to make them less visually obtrusive.
Large satellite dishes and antennae are not permitted. Small satellite dishes (under 1m diameter) and antennae will be considered provided they are mounted unobtrusively and within the maximum allowable height under the District Plan (refer 3.2 above).
3.7 Wall Materials
Wood siding and plaster trim are encouraged as exterior wall materials. Transparent and semi transparent stains are most appropriate.
4.0 BUILDING in HARMONY
The co-operation of every lot purchaser, owner, builder and construction trade is sought in ensuring that construction proceeds smoothly and neighbours are not unnecessarily disturbed.
4.1 Construction Time Limit
While there is no obligation to build, once construction has started, the exterior of all buildings and all landscaping must be completed within two years of the date of commencement. Where a staged construction is approved this applies to each stage. Please refer to point 4.6 regarding Bond conditions.
4.2 Legal Surveys and Grades
It is suggested that the Owner and Builder first visit the site and inspect legal, grade, easement and other engineering plans to ensure that there is no conflict between driveway / sidewalk locations, cultural sites, signs, street lighting, electrical and telephone services, etc.
A 'Neighbourhood Plan' has been prepared showing:
a) view protection areas;
b) the approved grading and surface drainage pattern;
c) cultural sites (to be protected);
d) 'beachfront amenity line' (limiting building height on some lots);
e) 'earthworks limitation line' (limiting removal of sand/soils);
f) plan defining the building platform area.
All developments must be in accordance with this Plan, the Rodney District Plans and with the covenants registered on title and Variation #76.
Each lot will be staked at all corners with wooden pegs. Builders must be very careful when working around these pegs and must use a surveyor to confirm their position at the time of setting out the building. The Omaha Beach Residents Society accepts no responsibility for their replacement or for locating pegs which are buried. Costs for replacement of pegs shall be charged to the Owner.
4.3 Erosion Control and Damage during Construction
All disturbed areas of the site shall be protected from wind and water erosion during and after the construction period. Wind erosion is a particular concern at Omaha. All exposed sand shall be covered with matting or vegetation. All earthworks shall be re-vegetated within one month of completion by either the spreading of a grass seed mix (perennial rye grasses and clover) or by planting native sand-binding groundcovers (e.g. NZ ice plant, shore bindweed or wire vine).
4.4 Swales and Soakage Pits
The storm water system seeks to maximise groundwater recharge through swales in many areas except Neighbourhood Unit 5 and part of Neighbourhood Unit 4 as mentioned above in clause 2.2 and through on-site soakage pits.
not dispose of or allow runoff of concrete or other impermeable materials into swales, soakage pits or roadways;
not remove or damage vegetation in road reserves or close to swales and soakage pits;
avoid the use of heavy machinery wherever possible, as they can compact soils and reduce permeability;
4.5 Construction Storage
All construction materials, rubbish and excavation materials must be stored within the boundaries of the site. Builders must provide adequate rubbish containers on the site and control waste materials so as to prevent dispersal by wind onto other properties.
No fires are permitted.
If proper clean up does not occur, debris will be removed and the cost thereof charged to the Owner.
4.6 Compliance costs
The Owner shall pay to the Residents' Society a Bond from which actual costs incurred by the Design Control Committee (including professional consultancy fees) relating to applications for design approval and monitoring, administering and ensuring compliance with the terms of the design approval. These costs shall be paid by the Owner to the Residents' Society in advance, at the time the Owner submits Final plans for approval and otherwise when requested by the Residents' Society.
Where a bond balance has been refunded and changes or additions are submitted to the Design Control Committee, then actual costs will be levied directly in accordance with the Constitution.
4.7 Right of Refusal
The Design Control Committee retains the right, at their sole discretion, to refuse approval of any plans which, in their opinion, do not meet acceptable standards of design quality. The Committee will provide details of the reasoning behind any refusals or concerns raised, including positive suggestions where appropriate.
All definitions are those contained in the Rodney District Plans, except:
"Building Envelope" means: the area on a lot where a building may be constructed
"Builder" means: the building contractor or contractors and trades hired and paid by the lot owner to develop and build on the site.
"Cultural Site" means: an area of cultural significance to Ngatiwai and Ngati Manuhiri as shown on the Neighbourhood Plan (refer to covenants on individual titles).
"Design Control Committee" means: the committee members from time to time appointed in accordance with the constitution of the Omaha Beach Residents Society to consider design approval applications by Members.
"Earthworks Limitation Line" means: the line shown on the Neighbourhood Plan which restricts the extent of earthworks on beachfront lots (refer to covenant on individual titles).
"Grades" and "Grading" means: the existing "as build" site levels.
"Neighbourhood Plan" means: the plan for each Neighbourhood forming part of the covenants registered on titles.
"Owner" means: the owner of the lot or his/her designate.
"Residents Society" means: the Omaha Beach Residents Society or its successor.
"View Protection Area" means: the areas shown on the Neighbourhood Plan where fences, vegetation and structures higher than 1.2m will not be permitted.
4.9 Approval Process
These Guidelines supplement the requirements of the Rodney District Council and Auckland Regional Council. An Owner must obtain the approval of the Design Control Committee before making an application to the Rodney District Council for a resource or building consent. An Owner making an application to Rodney District Council for resource or building consent without the prior written approval of the Design Control Committee will be in breach of the constitution of the Residents' Society. The Bond, which an Owner will pay to the Residents Society on settlement of the purchase of the lot, will provide the Residents' Society with security for performance by an Owner of the obligation to obtain and comply with the terms of an approval of the Design Control Committee, generally as outlined in these guidelines and otherwise as provided for in the constitution of the Residents' Society.
1. Preliminary Submittal
Submittal of two sets of documents to the Design Control Committee consisting of conceptual plans showing the site planning and building concepts and compliance with the Design Guidelines, Covenants on Title and the Rodney District Council District Plans. The Design Control Committee will review these documents and provide a written response.
2. Final Submittal
Following approval of the above, two full sets of final drawings are submitted to the Design Control Committee including:
a) Legal description
b) Landscape / Site Plan (1:100 scale)
• utilities locations – existing and proposed
• cultural sites
• location and size of water storage tanks
• drainage and location / size of soakage pits (dry wells)
• any fence location, height, appearance and construction materials
• location of plants, lawn area, trees, ground cover areas, and shrubs
• plant list including species, size, height at maturity.
c) Building Plans (1:50 scale)
• plans, sections, elevations
• roof slope and building height
• colours and materials identified
• any rooftop equipment including antennae, satellite dishes, chimneys, and exterior lighting.
• samples and colours of roof and wall materials and of other special features
e) Compliance Deposit (see Section 4.6).
3. House e.g. and grades, exterior design, materials and colours shall be reviewed by the Design Control Committee within 20 working days of a completed submission being received.
4. Approved plans can be collected from the Design Control Committee. In the event of non-approval by the Design Control Committee the Owner and / or their architect may work with the Design Control Committee to obtain approval.
5. The Owner or Builder may only apply for and proceed with Building Consent from Rodney District Council after final Design Control Committee approval is obtained.
6. Prior to pouring the footings or slabs, the Owner submits to the Design Control Committee engineering or surveyor's certificate confirming that the grades, height and location of all buildings and surveyor's pegs on the site are in accordance with the approved drawings.
7. The Owner contacts the Design Control Committee when the house and landscaping are complete.
The Bond will be returned to the Owner once the finished project matches the approved drawings to the satisfaction of the Design Control Committee and all the terms of the Bond have been complied with. The Bond may be forfeited and additional action taken by the Design Control Committee should the finished project vary from the approved drawings.
The Design Control Committee will require the owner to pay its reasonable fees in relation to the review and approval process which will be deducted from the Bond.
Summary Steps for the Building Approval Process
Submit Preliminary Design to Design Control Committee
On receipt of the DCC response either proceed to Final Submission stage or resubmit with revisions as required.
Submit plans and information for Final Design Submission
On receipt of Final Design Approval apply for Local Authority Consents
Upon set out submit a surveyor's certificate confirming building set out and levels.
On building and landscape completion including fencing if applicable, submit a Completion Inspection form to the Design Control Committee. This should include a Code of Compliance certificate.
The Design Control Committee will issue an Acceptance and initiate refund of the Deposit.