Building consents involving new structures needs to have the building location confirmed. The Designer needs to make sure that compliance with the District Plan and the Building Act has been met. The designer in consultation with the owner will provide the Building Consent Authority (BCA) with the preferred method of confirming siting levels.
The following should be taken into consideration when designing:
- The location of the legal and notional boundaries and the boundary offset dimensions from the proposed building work. Boundary offset dimensions (each side, N/S/E/W) are to detail what each dimension relates to.
- Example: To the foundation or to the cladding surface.
- Presence of any reliable legal boundary pegs (if available).
- Site datum suitably defined on the site plan.
- Finished floor levels.
- Site contour level points for natural ground levels (and as necessary the inclusion of contours) over the site and along boundaries (recession plane lines) to be used for recession plane compliance purposes.
- Recession plane lines to each elevation, recording the ground level at the point taken, the dimension from the building to boundary and then from ground level to highest elevation of building (to avoid scaling from drawings)
- Propose how each structures location shall be verified and what is required? (e.g. boundary setback, finished floor levels (FFL), recession planes etc.)
- If working within tight boundary constraints, which include the eaves on a setback to 1m to the cladding face, the eaves must terminate a minimum of 650mm inside the boundary. Any further encroachment towards the neighbouring property will require the boundary wall to be fully fire rated.
The designer plays the greatest role in providing a path to compliance with options to and on behalf of the owner. The more complex the design is, the greater the risk involved with keeping the dimensions within the District Plan and Building Act restraints.
The designer would need to propose to the Council the stages that would need verifying. This could be where there is a FFL, boundary set back and a recession plane that needs to be checked within a single build. Another scenario could be where a number of structures are proposed to be constructed at different stages. Different levels for one structure such as for Commercial buildings or complex hill sites.
Example A: A Building Location Certificate (B-081) [PDF, 88 KB] (also available in Word [DOCX, 643 KB]). This could be provided to confirm the structures levels and boundary offset dimensions.
Example B: The builder has agreed to set out string lines from reliable legal boundary pegs to confirm the structures boundary offset dimensions to the building inspector. As the structure is not within any planning restraints, the FFL will be confirmed from the surveyor’s site datum (as detailed on the consented plan and supporting document).
It is not always possible to confirm each required element at a single inspection. For example, building location to boundaries, FFL, recession plane lines. It is here the designer would propose to council that stages would be define for each area.
Example C: Boundary locations, FFL at pre-pour inspection. The recession plane lines at the pre-roof inspection
This would then mean that the building location certificate would be presented in two stages. Stage 1, a partial confirmation. Stage 2, Final and complete confirmation.
Another scenario could be where numerous structures are proposed to be constructed at different stages. Different levels for one structure such as for Commercial buildings or complex hill sites.