Howick and pakuranga times jan 8 2015

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Kelly Flavell Law

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Relationship Property Agreements

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Thursday, January 8, 2015

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Vol 44, No 1

General 271 8000 î Ž Classified 271 8055 î Ž Delivery Enquiries 271 8014 î Ž Website www.times.co.nz

SITE PREPARATIONS: Demolition work to remove the old buildings is in full swing on the Pakuranga Road site where a contentious BP service station is to be built opposite Lloyd Elsmore Park. Times photo Wayne Martin

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ROUNDWORK for a vehicle service station that has been the focus of long-standing local opposition has started. It will be completed before students at the next-door school return later this month. The Pakuranga Road site was established and secured before Christmas and the business will open in April. Changes made to an application to build a BP service station next to St Mark’s Catholic School and Church and the adjoining Pakuranga Park retirement village swung the independent commissioners’ decision to grant consent. Early last year, BP Oil lodged a new consent application to build the station at 322 Pakuranga Road, formerly owned by the Auckland Council, and 330 Pakuranga Road, previously owned by Pakuranga Bowling Club and now BP Oil. The council property was sold to private investment company Tram Lease Ltd and was subject to a perpetually renewable ground lease held by BP. A Planning Tribunal hearing in 1992 and an Environment Court hearing in 1998 disallowed BP appeals to

INSIDE

the former Manukau City Council’s decisions to turn down applications to build the fuel station. It was dĂŠjĂ vu for the church and school and retirement village occupants who mounted strong protests last year in opposition to the latest application. However, the commissioners, who considered the application last September, said while it was the company’s third attempt to secure consent, there were differences between the previous proposals and the newest application. The whole site was incorporated into the proposal where before only part of it was proposed for the service station. No townhouses were included in the new application. BP communications and external affairs manager Jonty Mills says it acknowledges community concerns and has listened to all perspectives in its application for resource consent. “As we’ve always said, BP wants to work with the local community,â€? he says. “An example of this is that we have met with neighbours and as a result are planning to progress groundwork, such as site levelling and earthworks, as soon as possible and before school goes back.â€?

Construction, says Mr Mills, is planned to start in late January and “we’re aiming to minimise the impact of this phase with careful planning, to open the site within 10 weeks in early April�. “There are conditions within the consent approval and BP will continue to work with all impacted parties as required going forward.�

Detailing changes

Main changes that resulted in granting the consent included removing two solid brick boundary walls, an integral part of the 1998 proposal. Instead, an acoustic fence has been redesigned and will be located at least two metres inside the site boundary with landscaping provided on the neighbours’ side to mitigate effects on residential amenity and character. The commissioners said adequate on-site parking and manoeuvring area was provided. Two vehicle crossings would also be positioned to ensure a one-way movement of traffic through the site. The circulation system would be consistent with the main Pakuranga Road traffic flow, in a west to east direction. Locations of the vehicle access

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Underground tanks were vented to ensure that any air or vapour which may be displaced by minor expansions or contractions, in response to small underground temperature changes, was safely accommodated and vents were located well away from site boundaries, he said. The refuelling tankers were all equipped with a vapour recovery system to ensure that any vapours were not released into the atmosphere whenever the tanks were being refilled. Mr Chandler said while service stations were often labelled as hazardous facilities, “they are so regulated and managed in New Zealand that they are very safe�. “Many people do not realise just how extensive the regulatory regime applied to these operations is.� Lighting was redesigned so it was directed away from residential properties and would be LED powered to minimise light spill. The commissioners said in conjunction with the station buildings, the proposed signs, with the mid-sign being reduced to 8m, were appropriate in terms of their scale and location. Development and engineering works, they said, were in accord with the council’s engineering standards.

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and egress have been modified so the nearest service station crossing to the school is now 19m from the school’s pedestrian exit, instead of the 13.5m proposed earlier. Two safe pedestrian access routes were provided on the site, the commissioners said. One was the Pakuranga Road public footpath. However, BP has provided for an alternative pedestrian access to the rear of the site, giving direct access to St Mark’s School and Church and the retirement village. The pedestrian path runs around the perimeter of the site, along the full length of the northern boundary and out to Pakuranga Road along the western edge. The proposal, the commissioners said, was not expected to produce offensive odour. An LPG storage vessel and associated vehicle and bottle fill activities were removed and a bottle swap facility would be offered instead. BP network development manager John Chandler said it was quite common for neighbours of a new service station to be concerned that there would be strong odours. But stations were now designed to ensure that vapours were contained, recovered or vented safely.

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By Marianne Kelly

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Howick and pakuranga times jan 8 2015 by Times Media - Issuu