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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

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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

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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 .

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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''
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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.

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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

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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

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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

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There is a
Pharmacy shop
towards the north
west side of the the
site Facing towards
The Parade.

? ?Google Satellite Map

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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

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Art representing Heritage value of Local IWI Te Whanganui-a-Tara.

Pharmacy Wall towards West from Right of Way

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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.

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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.

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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.

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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:

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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).

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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:

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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

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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.

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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.

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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.

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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
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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)

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• 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:
7.1.4.1 ? 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)

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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.
21B.1.3.2 ? 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.

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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 .

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