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I have a copy of the "new" shading analysis diagrams for the new designs of the $385m stadium, if anybody wishes to come around and see it and discuss the matter. Please read the following carefully, it may effect you...
The Eden Park Trust Board say only 33 houses are effected (plus 8 properties that they own), but don't quote me on these figures.... My interpretation of their definition of an effected house, is a house that is shaded beyond what is already permitted by the district plan and where the shading results in more than 15mins of shading on the property in any one day (or 5% of daylight hours which obviously varies on the season) Now I too have been trawling the internet and knowledge database to see if there is any precedent for guidelines on when mitigation is necessary and have found that these are most generous parameters, as I understand that precedents in other countries were more like a loss of 25% of daylight hours.
My concern is the the EPTB have yet again reverted back to the permitted baseline, which is the "legal" point for mitigation, when they should really dismiss this and consider the differences between current and proposed only. The reasoning being that houses close to the park may miss out on mitigation, because under the district plan EPTB "could" get resource consent to build to this line, the reality however is that it would never be economically viable to do so, so this permitted baseline is somewhat of a mis-nomer. In my mind this application of a permitted baseline potentially ignores those household most effected.
For instance, some houses within the permitted baseline will be shaded for a period of say 1hr if the building was built to the permitted baseline, which we all know in reality would never happen as it would be un-economical to do so. These houses are classified as "NOT EFFECTED" from a legal perspective. It's important that anyone giving evidence at the hearing stresses this point to the commissioners and asks them for force mitigation on all properties effected by this development and not those just "legally" effected.
Anyway that's my thoughts on the matter, as always keep the feedback coming and check out all the news articles on the site that are loaded daily.
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