Chapter 23 - Subdivision and Development Policy 1.7 Consider the effects on soil conservation from subdivision of land and avoid, remedy or mitigate any adverse effects. Policy 1.8 Consider the effects of subdivision on the rural environment in so far as this contributes to the character of the Plan Area, and avoid or mitigate any adverse effects. Policy 1.9 Recognise the principles of the Treaty of Waitangi in relation to subdivision and development of land. Policy 1.10 Recognise the potential for innovative subdivision, such as energy efficient subdivision design, which is responsive to landscape character and which avoids, remedies or mitigates adverse effects. Policy 1.11 To ensure that any adverse effects of subdivision on the functioning of services and other infrastructure and on roading are avoided, remedied or mitigated. Policy 1.12 Avoidance, remedying or mitigation of adverse effects on the functioning of the arterial road network by requiring where practicable, new allotments to gain legal and physical access from the lower classified roads in the road hierarchy. The creation of allotments through the subdivision process in the Plan needs to be in accordance with the identified patterns of activities, and the likely environmental effects of such activities. In the case of the urban residential zones for example, the size and dimensions of lots has a significant interrelationship with buildings that can be provided on the site, and the available space around those buildings. The subdivision of land for residential purposes should create allotments which are of sufficient size and shape to enable dwelling units erected upon them to have sufficient outdoor space and to allow the erection of buildings at a density which is appropriate to the character of the particular areas concerned. It is intended that the density patterns reflect the objectives and policies for living areas, with higher densities (and hence smaller lot sizes), permitted towards the Central Business Area. The policy also reflects an ability to undertake more flexible forms of building development where the development of units is part of a comprehensive plan, rather than isolated creation of additional units imposed on existing subdivision and building patterns. Conversely, where circumstances provide potential for amenity conflict between residential development at the urban periphery and adjacent rural activities, there is a need to retain lower density development to enable a transition between expected residential and rural amenities. In rural areas the size and scale of rural allotments relates principally to the provision of services, the likely potential density of dwellings, and the versatility of soils. This reflects policies elsewhere in the Plan which strongly emphasise the interrelationship between rural land use and subdivision. In rural areas the pattern of subdivision needs to reflect any constraints, including ground water protection, effects on physical infrastructure including the Airport and highway networks, the potential range of alternative land uses with regard to soil versatility, and the provision of services. Although there is a duty under Section 17 of the Act to avoid, remedy or mitigate any adverse effects, the Council recognises that the principle rural activities inherently involve effects that may not meet the expectations of an urban environment. These 23 - 5