AVISON AMY 5058128 CON106 AS1
Building Site Analysis and Site Description
66 Morrison Road, Te Horo, Kapiti Coast, Wellington, 5581
By Amy Stowers
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Contents
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Site investigation
Legislation, TA, and DP Requirements
District Plan – Zone Requirements
New Home Design (1)
New Home Design (2)
References
Page 3
Page 5
Page 8
Page 9
Page 11
Page 14
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Site Investigation
This property has a land area of 4.59 Hectares and an estimated value of $1,385,000. This property
comes under the Kapiti Coast District Council. The Kapiti Coast District Council district plan map
shows that this property is located within the general rural zone. The contour of the land on this
lifestyle block is level. It is a rural area so there is a reasonable distance from neighbours’ houses. The
certificate of Title is WN47B/25, and the legal description is LOT 1 DP 80617. According to the BRANZ
earthquake zones, it is in earthquake zone 3. It is in exposure zone C regarding corrosion and is in a
high-wind zone. This area has a rainfall intensity of between 70-80 and is in climate zone 3. The
district plan zone is the general rural zone.
Figure 1 shows an aerial view of the property with the site boundary highlighted in green.
(Figure 1)
The following link will take you to the property on google maps:
https://www.google.com/maps/place/66+Morrison+Road,+Te+Horo+5581/@40.8129731,175.0923429,17z/data=!3m1!4b1!4m6!3m5!1s0x6d40983352cb4f9f:0x74d809bfb75fe5
c4!8m2!3d-40.8129731!4d175.0923429!16s%2Fg%2F11fks5y4mk
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Figure 2 shows the Kapiti Coast flood hazard map. This property sits partially in a ponding zone and
the river corridor is on the properties’ border.
(Figure 2)
I have chosen this site because it is in the flooding zone but the building itself can be built on the
section of the property which is much further back from the river corridor to minimize the risk of the
building itself being directly affected by the ponding zone. This complies with the Kapiti Coast
District Council Plan which states that a property located adjacent to a river corridor must be located
outside of the corridor itself.
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Legislation, TA, and DP Requirements
Territorial authorities make sure that construction within their jurisdiction is building code compliant
and meets all other relevant regulations. This includes reviewing plans, issuing consents, carrying out
inspections, and issuing code compliance certificates. They are also responsible for enforcing
regulations and acting against anyone who does not comply with these regulations. This can include
issuing fines or even prosecution.
The district plan lays out the rules and regulations for land use and development within the
territorial authorities’ jurisdiction. It is responsible for making sure construction work within the
district complies with the building code and other regulations. It lays out rules for use of land, zoning,
density, and height restrictions. It can also include rules about the design and appearance of
buildings, landscaping, and protection of heritage sites and natural features.
The Building Code This provides a minimum standard for the design, construction, and performance
of buildings. It ensures buildings are safe, healthy, and durable.
Section 7 of The Building Code covers external wall bracing. The Building Code requires that all
external walls are braced to withstand horizontal forces such as wind and earthquakes. The amount
of bracing is dependent on the size of the wall, the height of the building, and the location of the
building.
Building consent authorities need to determine that the proposed new building will be compliant
with The Building Code. Designers can use compliance paths to prove compliance. Acceptable
solutions have specific construction details and show step-by-step methods for construction.
Verification methods give you tests or calculations that prove compliance. Alternative solutions can
be used if the building is more complex and needs an alternative way of proving compliance. This
normally requires input from architects or engineers. The designer needs to know what evidence is
needed by the BCA and the local or regional council (Open Polytechnic, 2023).
The Building Code clauses are:
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General provisions
Stability
Protection from fire
Access
Moisture
Safety of users
Services and facilities
Energy efficiency
The consent applicant needs to make it clear to the BCA what they are trying to achieve. Compliance
with the Building Code is required for all building work even if it doesn’t require consent.
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To apply for building consent, you need to submit a consent application to the local council.
Documentation required for this application can include construction drawings, specifications, details
of materials and construction methods, and evidence that building code and relevant standards
requirements are going to be met. This includes detailed plans and specifications for the proposed
building. The council reviews this information and may request additional information before issuing
the consent. Once the consent is issued you can begin construction. The council will conduct
inspections throughout the construction process to make sure the work being done is in accordance
with the approved plans and specifications that were submitted. Once construction is finished there
will be a final inspection to ensure the building meets the requirements of the building code. If the
council is satisfied that building code requirements are met, then they will issue a code of
compliance certificate. This certificate confirms that the building is safe to be occupied.
The Resource Management Act 1991 governs the use of natural and physical resources. It promotes
the sustainable management of resources and aims to protect the environment in the interest of
future generations. It manages land use, water quality, air quality, and other environmental factors. It
requires that local authorities have a plan in place to promote sustainable management. The
Resource Management Act states that construction in a flood zone must gain resource consent. The
construction cannot increase the risk of flooding. Resource consent is needed if the proposed
construction is likely to affect the environment, for example, the natural flow of waterways. To gain
resource consent an application is made to the local council. This application includes information
about the proposed activity and its potential effects on the environment, the council will review this
information and may request additional information. During the review process, the council may also
seek additional information from a third party such as affected neighbours or local iwi. Then they will
decide whether to grant or decline the application. If resource consent is granted there may be
conditions attached to the consent that need to be complied with. If the council declines the
resource consent, then an appeal can be made to an independent authority.
Land use consent allows a person to use the land for a specific purpose. The purpose must be
consistent with the local councils’ district plan. The district plan sets out the rules for land use in the
area of the district. Land use consent is required for an activity that is not permitted as a right under
the district plan. This can include building a new structure.
The Building Act 2004 sets out rules for building and construction. It provides a framework for
managing the industry in relation to consents, inspection, and other construction-related matters. It
also establishes a building practitioners board which is responsible for licensing matters. The Building
Act states that all buildings in a flood zone need to be designed and built to withstand the effects of
flooding. This can include the building being elevated above flood levels and the materials and design
is appropriate for flood-prone areas.
NZS is used to identify a New Zealand Standard. AS/NZS is used to identify a standard that is jointly
used between New Zealand and Australia. These standards are specifications for products, processes,
services, and performance. Standards are mandatory if they are cited in legislation. Standards New
Zealand is a business within MBIE (Open Polytechnic, 2023).
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This structure is classed as a non-specific design, so it uses materials and methods covered by New
Zealand standards. Non-specific design covers certain types of timber-framed buildings and certain
types of masonry construction. For this build, compliance can be proven by using NZS 3604:2011
Timber framed buildings (Open Polytechnic, 2023). NZS 3604 provides guidelines for the design and
construction of timber-framed buildings. It is widely used for residential construction and sets out
requirements for structural design, materials, and construction. It also provides guidance on issues
including durability and weather tightness.
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District Plan – Zone Requirements
This property is in the general rural zone. The Kapiti Coast District Council lays out requirements for
building in this zone. One site can have a maximum of one residential unit and one minor residential
unit with a maximum floor area of 60m. The maximum floor area of a sleepout is 30m. Habitable
buildings have a maximum height of 8m above ground level. Buildings (excluding minor buildings)
must be back a minimum of 10m from the road boundary. Buildings (excluding minor buildings) must
be back a minimum of 5m from the rear and side boundaries. There is a height in relation to the
boundary envelope. This is made of recession planes that commence 2.1m above ground level at the
boundary and incline inwards on a 45-degree angle (Kapiti Coast District Council, 2023).
The scale and location of new buildings and structures are managed to make
sure the productive potential of the land isn’t compromised. This rural zone is
a productive environment which means there are farming and other activities which may be
considered noisy, smelly, or disruptive in other ways to nearby residents. This needs to be considered
when planning for new development in the area. The quality of lifestyle consistent with living in a
working rural environment needs to be sustained for existing residents (Kapiti Coast District Council,
2023).
The effects-based planning regime of the Resource management act recognises reverse sensitivity.
This rural area is prone to reverse sensitivity effects. Future residents of the area have the potential
to create a risk of reverse sensitivity problems. The district plan has policies and rules to address
these issues for future development. The layout, design, and density of subdivisions are restricted.
This makes sure that it is appropriate to the zone it is in (Kapiti Coast District Council, 2023).
New residential buildings in rural zones need to avoid effects on the productive potential and
landscape character of the area. This includes limiting residential units to one per site, managing the
location and size of buildings, and recognizing operational requirements for buildings (Kapiti Coast
District Council, 2023).
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New Home Design (1)
(Figure 3)
This proposed new home design is suitable for the site situated at 66 Morrison Road.
Figure 3 above shows that this building will meet several of the Kapiti Coast District Councils’ District
plan and zone requirements including:
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This building can have a maximum height of 8m above ground level. The proposed new build
has a height of 4.76m above ground level.
Buildings must be a minimum of 10m back from the road boundary and 5m from the rear
and side boundary. This site has an area of 4.59 hectares which means there is plenty of
room for the property to be situated far enough away from the boundaries to meet the
district plan requirements.
Recession planes commence 2.1m above ground level and incline inwards towards the
house on a 45-degree angle. As you can see in Figure 3 the boundary has been located a
minimum of 5m from the side boundary and the height-to-boundary requirements are being
met.
The building is located outside of the river corridor and overflow path.
The design of this building is suitable for the area’s earthquake, exposure, corrosion, and wind
zones.
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This will be built in line with The Building Code requirements. Clause E1 surface water is highly
relevant regarding the location being in a flood zone. This provides guidance on the management of
surface water around buildings. It sets out requirements for the design and drainage systems. This is
to prevent damage to the building from the water. E1 requires that buildings in flood zones are
designed to withstand flood hazards. This includes requirements for the construction of foundations,
floors, and walls. It states that buildings must be elevated above flood level and this proposed
property is elevated 600mm off ground level, making it building code compliant.
The Building Act states that all buildings in a flood zone need to be designed and built to withstand
the effects of flooding and the building needs to be elevated above flood level if in a flood zone.
Once again, this building meets the requirements to comply with The Building Act because it is
elevated 600mm off ground level.
The Building Act sections 71-72:
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Section 71(1) of the Building Act states the council must refuse a building consent for
building work if the land is subject to a natural hazard or if the building work will make the
effects of a natural hazard worse. The council shouldn’t refuse consent for this build because
the build will not increase the effects of a natural hazard.
If a building consent is issued under Section 72, the consent must have a condition imposed
on it and a certificate needs to be registered under Section 73 when the consent is issued.
There may be a building line that prevents work from taking place on a certain part of the
site because of flooding. If construction is taking place beyond that line, then a section 73
condition will not be needed.
A section 73 notice will protect the council from liability as set out in section 392 of the
building act. Registration of notices of the certificate of title may affect the owner’s ability to
gain some insurance coverage (Auckland Council, 2019).
This building will be constructed within the guideline of NZS 3604 as means of proving compliance
with The Building Code. NZS 3604 can be used for buildings up to 10m high meaning the proposed
building will not require any extra engineering.
A building consent application and a resource consent application can both be completed and
submitted for approval.
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New Home Design (2)
Foundations
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Main house
The foundations for the main house are timber piles. These piles will be concreted in and carry
bearers and joists. Fixings will include 90mm stainless steel nails, wire dogs, 12KN connections, and
flitch plates for joins. This setup will result in there being 600mm from ground level to floor level.
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Rear spine wall extension
This foundation is a concrete pad at ground level which is 300mm square and 200mm deep.
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Front spine wall extension
This foundation requires two additional 175mm SED piles at each end of the wall. The piles ate cut at
150mm above ground level and will carry a 190mm x 90mm H3.2 SG8 bearer.
Floor
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Main house
The foundations for the main house are timber piles. These piles will carry bearers, joists and 20mm
particle board flooring. Fixings will include 90mm stainless steel nails, wire dogs, 12KN connections,
and flitch plates for joins. This setup will result in there being 600mm from ground level to floor level.
Figure 4 shows how the floor framing will be constructed.
(Figure 4)
Walls
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Main house
This wall framing is built from 90mm x 45mm H1.2 studs at 400mm centres.
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Rear spine wall extension
This wall extends 180mm past the bedroom wall. The wall framing is fixed to the concrete pad
foundation using a Bowmac B132 bracket.
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Front spine wall extension
This wall is framed with 90mm x 45mm SG8 H1.2 timber. The studs are at 200mm centres
and the nogs are at 800mm centres. This wall also has an opening that needs to be framed
out. The opening is 3160mm x 600mm.
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Open framed pergola
This pergola uses 90mm x 90mm SG8 H3.2 posts. The posts are connected to the beam using
Bowmac T bracket connections, M12 coach bolts, 50mm square washers, and nuts. Figure 5 shows a
T bracket connecting the post to the beam.
(Figure 5)
Roof
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Main House
This is a truss roof on a 10-degree pitch. The truss layout and fixings are as per the truss
manufacturer’s drawing. The purlins are 90mm x 45mm SG8 at 900mm maximum centres. The
purlins are fixed with 1/10g self-drilling purlin screws and they’re 80mm long. There are 600mm
eaves all the way around this roof.
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Front spine wall extension
This wall carries lobby rafters, porch rafters, and the north lounge roof loads.
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Garage
The garage roof is on a 10-degree pitch and has 600mm eaves. It butts into the parapet wall and the
garage wall.
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Open framed pergola roof
This is a rafter roof. The rafters are 140mm x 90mm SG8 H3.2 at 1200mm centres. At the upper end
of this roof the rafters are 15mm into a 140mm x 90mm H3.2 SG9 ribbon plate with M12 coach
screws, and 50mm washers at 900mm centres. The ribbon plate is packed off with 12mm packers. At
the lower end of this roof, the rafters are fixed to a veranda beam using CPC40 purlin cleats and tek
screws. The veranda beam is 190mm x 90mm SG8 H3.2.
Bracing
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Walls
This bracing has been calculated using formulas and tables from The Building Code. Section 7 covers
external wall bracing. The Building Code requires that all external walls are braced to withstand
horizontal forces such as wind and earthquakes. The amount of bracing is dependent on the size of
the wall, the height of the building, and the location of the building.
Figure 6 shows a floor plan which includes the bracing for the external walls.
(Figure 6)
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Roof
The roof is braced with diagonally opposing pairs of continuous steel straps with a capacity of 4KN.
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References
Auckland Council. (2019, April). Building on land subject to natural hazards.
Kapiti Coast District Council. (2023, January 17). GRUZ – Rural Zones.
Open Polytechnic. (2023). CON106 Structures for residential construction projects.
https://openpolytechnic.iqualify.com/course/-NFGlp5lrm8k17UD3eFX/#
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