Nam e: V ija y D eva ni SID : 2 164383 SITE INVESTIGATION REPORT PR O JE C T : 145 T H E P A RADE, I S LA ND B AY, W ELL IN G TO N Legal D escrip tio n o f S it e : Lot 1 D P 5 837 1Nam e: V ija y D eva ni SID : 2 164383 CONTENTS 1.0 IN TR O DUCTIO N 1.
1 Purpose of the Report 1.2 Scope of Investigation 2.0 S IT E A ND L O CALIT Y 2.1 ? ?Legal Description and Certificate of Title 2.
2 Site Topography 2.3 Services Available 3.0 P H YSIC AL F E A TU RES 3.
1 On Site and Neighbourhood 4.0 E nvir o nm en ta l C ondit io n s 4.1 Wind Zone 4.2 Earthquake Zone 4.3 Exposure Zone 4.
4 Climate Zone 4.5 Snow Zone 4.6 Rainfall Intensity 4.7 Floor Hazard Area 4.8 Liquefaction Potential 4.
9 Soil Type 5.0 P LA NNIN G P R O VIS IO NS: D IS TR IC T C EN TE R a n d H ER IT A G E AREA # 25 5.1 District Plan 5.2 Relevant parts of the District Plans 5.3 Relevant Permitted Activities in Central Area 5.4 Relevant Permitted Activities in Heritage Area 6.0 C O NCLU SIO N 2Nam e: V ija y D eva ni SID : 2 164383 1.0 IN TR O DUCTIO N 1.
1 P urp ose o f th e R eport The p urp ose o f th is r e port is to in ve stig a te a nd p ro vid e s p ecif ic a nd d eta ile d in fo rm atio n a bout sit e , it s lo ca lit y , p hysic a l fe atu re s, e n vir o nm en ta l c o ndit io ns, a nd p la nnin g p ro vis io ns o f th e s it e . 1.2 S co pe o f In ve stig atio n The s co pe o f in ve stig atio n fo r th is s tu dy c o m pris e s th e fo llo w in g; 1.
Refe rrin g to C ertif ic a te o f T it le fo r id e ntif ic a tio n o f k e y fa cts in r e la tio n to th e p ro p erty . 2. Refe rrin g to s u rv e yo rs p la ns fo r b ette r a nd p re cis e u nders ta ndin g o f th e s it e to pogra phy and s e rv ic e s.
3. Colle ctin g in fo rm atio n fr o m C ou ncil's M aps a nd d is tr ic t p la ns fo r u nders ta ndin g th e zo nin g a nd r e le va n t in fo rm atio n a bout th e s it e . 4. Colle ctin g in fo rm atio n fr o m N ZS : 3 604 a n d r e le va nt s ta ndard s fo r w in d, e arth quake a nd exp osu re z o nes. 5. Makin g s it e v is it s fo r s it e r e co nn ais sa n ce in o rd e r to c o lle ct in fo rm atio n a bout s it e n atu re , to pogra phy o f th e s it e , lo ca lit y a nd s u rro undin g o f th e s it e , e xis tin g b uild in gs o n s it e , str u ctu re s a ffe ctin g th e s it e . 3Nam e: V ija y D eva ni SID : 2 164383 2.
0 S IT E A ND L O CALIT Y ?The site 145 The Para de is located at the center of Island Bay. ?Island Bay is a coastal suburb of Wellington, the capital of New Zealand, situated 5 km south of the city centre. Island Bay lies on the bay which shares its name, one of numerous small bays off Cook Strait and west of Lyall Bay.
2.1 Legal Description and Certificate of Titles. The owner of land is registered as proprietor of an estate in fee simple. The land area being 524sqm being Lot 1 on Deposited Plan 5837 as per Certificate of Title 295/231(The Second Owner).
This property share right of way with the neighbouring property to its north. (Refer to Certificate of Title and Surveyors Plan) The property to the north being 971 sqm more or less being Lot 5 Deposited Plan 26825 as per Certificate if Title 44A/390 (The First Owner) is owned by Wellington City Council. This right of was primarily being used as service lane.
(Refer to neighbours Certificate of Title and surveyors plan) The land owes mortgage to The National Bank of New Zealand Limited. The first and second owner refers to the owners of right of way. 2.2 Site Topography Proposed site is rectangular relatively flat piece of land gently sloping towards northern boundary.
The height difference between the northern boundary and the southern boundary is no more than 0.6 m. Also the site slopes down to 0.
6 m towards western boundary. (Refer to Surveyors plans and Wellington city council Maps) According to the surveyors plan the, the coordinates of all four corners surrounding the site are as follows; North: 274 ?°3 1'3 0" South : ?274 ?°3 1'3 0" East: 4 °3 2'3 0 '' West: 4 °3 2'3 0'' 4Nam e: V ija y D eva ni SID : 2 164383 There is existing structure on site facing towards The Parade. The existing structure on site is a 2 storey building, a restaurant on the ground floor and a residential unit on the first floor. 2.3 Services Available Proposed site has access to various services such as Portable water pipes or Water mains, Stormwater Pipes and wastewater/sewer pipes. Also some other services like electric/power poles. Water Mains: ? There is a existing Water mains near the west boundary which can be connected for water supply. Stormwater Pipes: ? There is Existing Stormwater Mains running along the eastern boundary which can be connected for stormwater drainage.
Wastewater/Sewer Pipes: ? There are existing sewer drains running along western and eastern boundary of the site which can be connected for wastewater drainage. (Please Refer to the Wellington Water Plan) Also there is a power pole near the north boundary on site which can be connected for power and telecommunication. 5Nam e: V ija y D eva ni SID : 2 164383 3.0 P hysic al F eatu re s On Site and Neighbourhood: ?There is a existing two storey structure on site at the western boundary facing towards The Parade. This building covers roughly about 55sqm of the total site area. The existing structure is a combination of a restaurant on the ground floor and residential unit on the top floor. ? ?Front View 6Nam e: V ija y D eva ni SID : 2 164383 The existing building is divided from the neighbouring property with a wall.
Also both the building has the similar facade. Hence, both building looks like a single structure. Proposed site is covered with vegetation and concrete. However, there is NO ? Specific Heritage or Preserved vegetation or trees on site ?West View 7Nam e: V ija y D eva ni SID : 2 164383 There is a Island Bay Community center (refer to the ?Google Satellite Map ? below) towards the north west side of the site which share the right of way with the proposed site.
Also there are couple of parking space for the community center towards the north east side of site. And 3 parking space in front of the Community Cente ?r ? ?Island Bay Community Center 8Nam e: V ija y D eva ni SID : 2 164383 There is a Pharmacy shop towards the north west side of the the site Facing towards The Parade. ? ?Google Satellite Map 9Nam e: V ija y D eva ni SID : 2 164383 The walls of the Pharmacy shop is painted with local street ?Art representing Heritage value of Local IWI Te Whanganui-a-Tara. ?Pharmacy Wall towards North from Right of Way 10Nam e: V ija y D eva ni SID : 2 164383 Art representing Heritage value of Local IWI Te Whanganui-a-Tara. Pharmacy Wall towards West from Right of Way 11Nam e: V ija y D eva ni SID : 2 164383 The Parade was developed during early 90’s was historically composed of shops and verandas in 1905-1928. All the existing structure nearby the proposed site has similar Facade which differentiates The Parade from other streets nearby also give a feeling of 90’s. (as shown in the ?Google Street View ? below) As most of the buildings has the same features like cladding system (rusticated timber weatherboards), building heights etc.
?Google Street View The area has all the amenities such as supermarket, eatery, Bars, Public Transport on walking Distance . Also there are residential dwellings to the west and south west corner of the boundary. 12Nam e: V ija y D eva ni SID : 2 164383 3.
0 E nvir o nm en t C ondit io n s 3.1 Wind Region: ?According to NZS: 3604 our site is in ?W ?wind region. Wind region determine the wind zone of the site. 13Nam e: V ija y D eva ni SID : 2 164383 3.
1 Wind Zone: Interpretation: ?According to E2/AS1 the wind zone is the categorisation of wind force experienced on a particular site as determined by in NZS 3604, Section 5. Following are the wind speed experienced in each wind zones from E2/AS1 However this procedure specified in NZS 3604 is simplified version of the ? ?current AS/NZS 1170.2:2002 Wind Actions Standards. Also the wind maps used by local authorities indicates site wind speed/zones at a fairly coarse level of detail. Wind zone can be determined by following the procedures outlined in table 5.1 of NZS:3604 or from the local authorities. As per Wellington City Council's data, proposed site falls under ?HIGH ?wind zone.
As the site it covered by existing structure from all sides. 14Nam e: V ija y D eva ni SID : 2 164383 3.2 EARTHQUAKE ZONE : ? The earthquake zone is determined by the term ‘Seismicity’ of the site. A dictionary definition of seismicity is: “The intensity, frequency and distribution of earthquakes in a specific area.
” Hence, in regards with the building it is one factor used to determine the potential sensitivity of an earthquake attack on a building. Clause 5.3.2 of NZS 3604:2011 Timber-framed buildings uses the term ‘earthquake zone’ to quantify the seismicity of the site.The earthquake zone is determined from the maps in Figure 5.
5 of NZS 3604:2011. The earthquake zone can also be determined from the earthquake standard, NZS 1170.5:2004 Structural design actions.
Proposed site is determined as earthquake ?ZONE 3 ?in NZS 3604:2011 as below: 15Nam e: V ija y D eva ni SID : 2 164383 3.3 Exposure Zone: ?Exposure Zone/Seas Spray Zones (proximity to the sea) states the severity of exposure to wind-driven sea salt. The proposed site is in ?Exposure Zone C ? as per figure 4.
2 of NZS 3604:2011 as below: Zone C ?is considered as medium exposure zone. As per NZS 3604:2011 ‘Inland coastal areas with mainly coastal areas with relatively low salinity.’ is considered under Zone C. All building materials used must comply with Building Code clause B2 Durability). 16Nam e: V ija y D eva ni SID : 2 164383 3.4 Climate Zone: ?Based on average temperature in different parts in New Zealand. Climate Zones are used to determine the required thermal performance of a building stated in Building Code H1/AS1 Energy Efficiency. The climate zone for the proposed site is considered as ?Climate Zone 2 ?as per Branz Maps as follows: 17Nam e: V ija y D eva ni SID : 2 164383 3.
5 Snow Zone: ?The proposed site falls under ?N1 ?as per Figure 15.1 – Snow Zones. 3.6 Rainfall intensity: ?The rainfall intensity data is collected from Branz Maps which is sourced from NIWA’s ?HIRDS calculator ?and corresponds to a 10-minute rainfall intensity with an annual probability of exceedance of 10%. These can be used in conjunction with clause E1 of Building Code. For other storm durations, consult HIRDS calculator.
Following is is Map shows the rainfall intensity of Wellington 18Nam e: V ija y D eva ni SID : 2 164383 3.7 Flood Hazard Area: ?The proposed sites falls under 2% AEP flood hazard area. %AEP (Annual Exceedance Probability) that means the likelihood of a flood of a given size or larger occuring in any year. 2% AEP potential flood hazards wellington city may experience, created from modelled stormwater catchments merged with existing flood data.
Its sourced from WCC Open Data. For further information about flood Hazards, see the ?Flood Hazard Mapping greater WELLINGTON Regional Council. 19Nam e: V ija y D eva ni SID : 2 164383 3.8 Liquefaction Potential: ?Shaking causes some soils to behave like liquid, causing loss of support to structures above. Such soils may be up to 10m below ground surface. Lateral movement of large soil masses, especially adjacent to rivers. Variable subsidence of ground surface.
This may cause Sinking and tilting of structures supported on liquefied material. Severe damage to underground services. Flotation of empty underground tanks and chambers.
Proposed site falls under ?Low to High Liquefaction ? Potential Zone. 20Nam e: V ija y D eva ni SID : 2 164383 4.9 Soil Type Because of the vegetation and unclear ground on site it was hard to get into the ground for soil testing. However, according to the NZS 1170.5:2004 site subsoil class map the site falls under Subsoil Class B or C ? of NZS 1170.5:2004. However, need to be confirmed by Geotech Engineers.
21Nam e: V ija y D eva ni SID : 2 164383 5.0 P LA NNIN G P R O VIS IO NS Wellington City Council operative District Plan: Central Area and Heritage Area. The site is in the Central and Heritage area of Wellington City City Council (WCC) and has been historically composed of shops and verandas in 1905-1928 . 5.1 District Plan The District Plan applicable in the current Wellington City Council District Plan.The site is located at central area, which incorporates Chapter 6 and 7 of District Plan. Also, the site come under Island Bay Village Heritage Area – Shops and verandas 1905-1928 5.
2 Relevant parts of the District Plans are: Chapter 3: District Plan General Provisions Chapter 6: Centres ?: Introduction, Objectives and Policies Chapter 7: Centres Rules Chapter 20: Heritage : ?Introduction, Objectives and Policies Chapter 21: Heritage Rules: ?In particular with Rules and Heritage Buildings. Chapter 22: Utilities: ?Introduction, Objectives and Policies Chapter 23: Utilities Rules 22Nam e: V ija y D eva ni SID : 2 164383 Chapter 29: Earthworks: ?Introduction, Objectives and Policies Chapter 30: Earthworks Rules Also refer to Contaminated Land Rules and Volume 2: Design Guides 5.3 Relevant Permitted Activities in Central Area There are no Site Area Coverage Restrictions as it is in Central Aera. There are no Yard Setbacks Restrictions as it is in Central Aera. 7.1.1 ?Any activity is a Permitted Activity, provided that it complies with the standards specified in section ?7.
6.1 ?(activities) Chapter 7, except: • the use, storage or handling of those hazardous substances, listed in section ?3.5.2.
2 ? in Chapter 3 (see Rule ?7.2.1 ? Chapter 7). • any activity that provides more than 70 parking spaces (see Rule ?7.
3.1 ? in Chapter 7) • the demolition of buildings to create vacant land, open land or parking areas (at ground level) on sites that are visible from public spaces or that have a primary or secondary street frontage as identified on ?maps 46 to 49D ? WCC (see Rule ?7.3.3 ? in Chapter 7) Integrated retail development is defined in Section ?3.10 ?. • integrated retail developments with a cumulative total gross floor area greater than 20,000m ?2 ? (see Rule ?7.
3.4 in Chapter 7) • any activity that would be Permitted, Controlled or Discretionary (Restricted) Activities but that does not meet one or more of the standards specified in section 7.6.1 ? (activities) in Chapter 7 (see Rule ?7.
3.5 ? in Chapter 7) • helicopter landing areas (see Rule ?7.4.1 ? in Chapter 7) Note, ?Appendix 3 ? lists the types of activities contained in the Third Schedule of the Health Act 1956 • those activities listed under the Third Schedule to the Health Act 1956 (see Rule ?7.
5 ? in Chapter 7) • cleanfills (see Rule ?7.5 ? in Chapter 7) 23Nam e: V ija y D eva ni SID : 2 164383 • landfills (see Rule ?7.5 ? in Chapter 7) • quarrying (see Rule ?7.
5 ? in Chapter 7) 7.1.4 ? The construction or alteration of, or addition to buildings and structures listed below are Permitted Activities provided they comply with the standards specified in section ?7.6.
2 (buildings and structures) in Chapter 7: 22.214.171.124 ? Any alterations or additions that: • do not alter the external appearance of the building or structure; or • relate to building elevations below verandah level (except in Thorndon Character Area); or • are not visible from public spaces. 7.
1.4.2 ?The construction of any building or structure, on sites with frontages other than primary or secondary street frontages, with a gross floor area of less than 100m ?2 ? and resulting in a total coverage (together with other buildings) of no more than 20 percent of the site.
7.1.5 ? The total or partial demolition or removal of buildings and structures are Permitted Activities except those listed below: ·when the result is the creation of vacant land, open land or parking areas (at ground level) that are visible from public spaces or that have a primary or secondary street frontages (see Rule ?7.3.
3 ? in Chapter 7). 7.1.6 ? Signs are a Permitted Activity provided that they comply with the standards specified in section ?7.6.3 ? (signs) in Chapter 7.
7.1.7 ? Subdivision is a Permitted Activity provided that it complies with the standards specified in section 7.6.4 ?(subdivision) in Chapter 7, except: • company lease, cross lease and unit title subdivision, which is a Controlled Activity (see Rule 7.
2.3) 24Nam e: V ija y D eva ni SID : 2 164383 5.4 Relevant Permitted Activities in Heritage Area 21B.1.1 ? Repairs and maintenance to buildings and structures within a heritage area and the maintenance of land comprising the heritage area, are Permitted Activities. ?21B1.
2 ?Internal alterations to buildings in a heritage area; or the construction of any new building in a heritage area in a Residential Area are Permitted Activities provided they comply with the following conditions: 21B.1.2.1 ? any new building must be accessory to a residential building and must be located to the rear of the residential building and shall not exceed 10m².
Internal alterations to a building would generally not be visible externally and thus should not adversely affect the values of a heritage area. Likewise buildings that are small in scale, accessory to an existing residential building, positioned away from road frontages and appropriately screened by existing buildings can be accommodated. All other buildings will require resource consent under Rule ?21B.2.1 ? ?in Chapter 21. 21B.
1.3 ? Earthworks within a heritage area are a Permitted Activity provided that they meet the following condition: 21B.1.3.1 ? No earthworks shall exceed 10m³ or a surface area of 10m².
2 ? Condition ?21.B.1.
3.1 ? in Chapter 21 does not apply to the Botanic Gardens and Otari Native Botanic Garden. The relevant area-based rules for earthworks will apply to these heritage areas. Any other activities apart from the activities listed above needs Resource Consent. 25Nam e: V ija y D eva ni SID : 2 164383 6.0 C O NCLU SIO N Though th e s tr u ctu re s o n T he P ara d e w ere b uilt d urin g e arly 9 0’s w it h th e s a m e c la ddin g s yste m s a s m entio ned a bove . T hose s yste m s were a ble to w it h sta nd a ll t h e e nvir o n m en ta l c o ndit io ns w it h m in or wear a nd te ar.
A s th ere w ere n o s ig htin gs o f m ajo r d am ag e to th e exis tin g s tr u ctu re a nd n eig hbo urin g b uild in g. As p er th e C entr a l A re a a n d th e T A ‘s ( T errit o ria l A uth orit ie s) re gula tio n ( m entio n ed a bo ve ), it r e str ic ts th e d em olit io n o r c h angin g th e fa ce o f th e b uild in g d u e to it s h is to ric a l s ig nif ic a nce . Reco m mendatio ns w ill b e b y k e epin g th e h is to ric s ig nif ic a nce o f th e are a in m in d, m ost fa vo ura ble o ptio n fo r d eve lo pin g th e s it e w ould b e to k e ep th e e xis tin g s tr u ctu re u nha rm ed, a nd to d eve lo p a fa vo ura ble co m merc ia l s p a ce ( g ym o r s m all o ffic e s p ace /s h ops) o n th e g ro und flo or a nd r e sid en tia l u nit s o n t h e flo ors a bove , o r to s u bdiv id e th e la nd and d eve lo p to w nhou se s w it h m odern fa ca de a nd s yste m s a s th e his to ry is p re se rv e d s o t h a t w ill m ake th e d if fe re n t c o nse nt p ro ce sse s easy. Or a lt e rn ativ e is to a pp ly fo r R eso urc e c o nse nt if th e c lie nt h as s o m e dif fe re nt id eas fo r t h e d eve lo pm ent o n s it e . 26