11. Natural Hazards Volume One those adverse effects. The policy will primarily be implemented through the zoning of land and the scale/intensity of activity that the zone rules enable. However, the policy can also be applied in a resource consent context when an assessment of environmental effects for the structure or work identifies a risk of land instability. This includes subdivision undertaken to enable more intensive use of the land. A safe and stable building platform will have to be established for the subdivision of land in certain environments. Fire [D] Policy 11.1.22 – Require a buffer between dwellings, ancillary structures and land used for commercial forestry. To reduce the risk of fire in rural environments, a setback distance will be imposed to restrict the proximity of: (a) houses and ancillary structures to existing plantations of commercial forestry; and (b) new plantations of commercial forestry to existing dwellings and other habitable structures. The setback will create a buffer between the plantations and residential (and associated) activity, a potential source of ignition. The buffer will also reduce the risk of fires in plantations spreading to houses and other habitable structures. Issue 11B – The use of natural and physical resources can make existing natural hazards worse. Issue 11B recognises the undesirability of placing people and property in areas subject to natural hazards. People’s actions can also increase the severity of existing hazards. Placing or constructing buildings, walls, fences and other impermeable structures, or depositing material in floodways will create a barrier to flood flows and potentially increase water levels or divert flood flows elsewhere. Planting of unsuitable trees and other vegetation within a floodway could also create similar effects, although trees also assist to maintain bank stability. Excavation on or near a stopbank can compromise the integrity of the stopbank and any failure could result in the breakthrough of flood waters. The construction of structures on stopbanks can have similar effects, while structures constructed in close proximity to a stopbank can compromise the ability of the Council to access the flood defence for maintenance work or emergency response. In areas prone to land instability, the discharge of stormwater from buildings and impervious surfaces to land increases soil moisture saturation, making the soil more prone to ground failure. Activities may be undertaken without any awareness that they may result in the adverse effects described above. [R, D] Objective 11.2 – Natural hazard mitigation measures, structural works and other activities do not increase the risk and consequences of natural hazard events. Given the serious nature of the adverse effects caused by natural hazards, it is important that human activities do not increase the risk and consequences of natural hazard events. This objective seeks to ensure that this does not occur. The following policies identify activities of particular concern. 11 – 10