According to the LIM report, has stated the plumbing inspection was not complete. This can either be because the report failed or that the client needs to request a new inspection upon payment of fees from either from the council or private building practitioner.
• Are there any land features relevant to the property?
This is not applicable to this, no land features are known, as the property is relatively flat.
• With reference to the LIM, what are the 3 land features identified which could demand attention (if present)? Provide a summary of each feature.
a) Minimum building platform levels: Areas of property that are at risk to flooding through sea level rise, tidal surges etc. are required to have an area of ground within a line of 1.0m outside the building perimeter, as registered and determined by the council.
b) Low-lying land: Areas that require particular care and appropriate geotechnical investigation and advice prior to development (areas that are consolidated fine-grained or soft foundations).
c) Sloping- ground: Different types of soil and heights on properties. Higher ground contains soil types with of weathered fine grain as opposed to the soils near water contain sand with little stability and are prone to onset corrosion.
• What would designers/developers need to do, if faced with these features?
Reconsider their designs (calculate the restrictions) and ensure that they have included the appropriate features that comply with the council standards and that of the NZBC. Sloping ground designs require slightly more preparation of site development, a cut and fill are required to ensure a flat surface. Soft ground is required to be more compact. Properties that are close within the minimum building platform requirements often need to be raised to ensure the safety of the house and prevention for further corrosion.
The blue crosses on the aerial image can see access to this site. The vehicle access that comes off Lagoon Place is a shared driveway. The access for the people on the Windermere campus can be seen from the green lines.
Yes, there is a right of way shared with the property of 14 Lagoon Place, and a right of way shared with the Polytechnic off Windermere Drive. This property on Lagoon Place currently used as student accommodation/rental unit. The parking area for that property backs onto 8 Lagoon Place. The second entry visible from Windermere Drive with speed limit and signage indicative of the area. Because the entryway of the Windermere Drive is clear and easily accessed it is recommended that this would be the main entry for the healthcare and the back staff and emergencies only. Even in an emergency, this entrance off Lagoon Place would be a risk to use.
The first major safety concern is what would happen in the event of an emergency. Having a shared driveway/ right of way creates an aspect of delay for patients that need to be transported off-site to the hospital when cars meet in this driveway. The potential conflict between the two parties could arise on the terms of agreement for increased use of the driveway allowing access for the public and delay the tenants on site. Ways to avoid conflict between two parties is to indicate clear vehicle direction, and designate parking specific for both parties i.e. parking that says reserved for the tenants and on the shared parking from Windermere state ‘Health care parking”. Visibility to exit the driveway is minimal due to a number of cars continuously parked up this street as well the childcare just meters down the road. Currently, no reduce speed signs are in place for the childcare and would be of assistance to ensure the safety of the area for all parties in use and not in use of the health care.
Visual access to the Windermere Drive access way is clear, as you can see a sign is out on the street and cars are continuously driving in and out of there, this is an easily noticed and clear access way. The entrance way off Lagoon Place is much more discrete and easily identified. This would be a potential area for new signage to be placed. A sign that hangs beneath the Lagoon place street sign would be ideal for emergencies/ other students to be aware of for the use of the street parking available as well as a larger sign on the side of the street for entrance signage. Current signage on Windermere Drive is situated in a clear spot, adding information to the bottom of the sign is recommended.
Site
The condition of this site is good. No major obstacles, relatively flat easy for construction. The site is big enough for renovations/additions to the health care unit as well as adding/ increase car park sizes. The healthcare is situated relatively central on the site with a few trees on the perimeter.
Subfloor
Current subfloor condition is good. The bearers have remained dry and sturdy, no sign of decay.
Round timber piles of approx. H5 treatment, otherwise standard H3.2. Bearers are approx. 2/190×45 in size. Current bracing and anchor piles are in place and in good condition.
Underfloor insulation of expol polystyrene has dropped in some areas but most remains attached. Offcuts from the installation are still present and can be removed from the site. Clear wiring remains intact with no damage or sign of pest irritation. Wiring is clear from water and is fixed to the joists well. Aside from the good fixings, there are a few loose wires that need to be re-fixed.
Waste and sewer pipes are fixed and in good condition. The hot and cold water pipes appear in good condition, fixed to the joists and in connection with the local council means of water.
Building exterior is in relatively good condition. There are minor issues on the surface, light damage issues that can be easily mended. Cladding appears to be the earlier versions of James Hardie fibre cement weatherboards a cladding type not commonly used anymore. Paint is in good condition. A few dings and dents are present but again are also easily fixed.
Building exterior continued:
Two entrances to the building can be seen on the east and west elevation. West side of the building provides a timber deck and ramp to the entry. This ramp is in rather a good condition but without grip/slip mat. The timber of the ramp may need assessing for internal moisture.
Timber stairs to the opposing entry are of a useable condition. The integrity of the surfaces has not lasted as well as the deck on the other side of the house. Common size of 90×45 treated timber.
Timber simple 90×20 baseboards are fixed to the outer bearers, allowing proper ventilation for the subfloor structure. The condition is good minus a few nails that can be hit back into place.
Simple anodized aluminum joinery is installed around the building; only single glazed as standard to the time of build. All windows and door conditions are good. A frosted window is installed for the bathroom unit.
External services such as the meter box, overflow relief gulley are in good condition. Drainage is blocked off from access by a small additional shed to the south side of the building. The additional shed is a smaller timber-framed space with the same cladding as the current healthcare building with a weathering membrane roof. This limit of access is of slight concern and an assessment to move the shed is recommended.
Roof Exterior (observed from the ground)
Metal profile, corrugated long run. Simple gable roof with two gutters and spouting is fixed to the fascia boards. A raking hardiflex soffit lining in good condition. A weather tightness assessment of the overhang of the eaves could be a necessity for extra knowledge of the house but no obvious interior moisture damage. Roof condition from ground level appears good. A small timber membrane roof overhangs the west entry in good condition.
Roof Space
From knowledge, currently, no access to the roof space is available. Based off given information R1 9.75mm commercial insulation blanket is in place within the skillion roof structure. There is no roof cavity as the rafters are exposed, giving the rooms extra space. This again is in good condition.
Building Interior
Timber flooring, with aging carpet in need of a decent clean. In some areas, flooring is worn from overuse. In the kitchenette and bathroom/toilets has lino with same aging factors. On a few of the walls large cracks through the paint are present, showing the old method of installing pieces of Gib where the Gib was cut and shaped around the doorways whereas now it is run across a wall vertically from one end to the other so separation does not occur like in this case. Walls present an average condition with expected wear and tear damage.
Some of the windowsills have withered conditions due to water damage, in need of replacing and fixing the area where the water is penetrating through.
Again paint is damaged on some of the ceilings with areas of cracking of paint.
Aged interiors of the bathroom and kitchen. Kitchen not suitable for larger use but still up to mark for a kitchen suitable for the staff, like requested. An update for a new hygienic modern health care is required in these areas. The overall conditions of the toilet and sinks etc. are up to standard and definitely usable.
Client Requirements:
Toi Ohomai Institute of Technology has requested that 8 Lagoon Place, currently an empty office building be converted into a modern healthcare center for campus students and staff providing an extension to the build. For this site to be liable for construction the building is required to apply for consent a) because creating a healthcare is “restricted activity” and b) the requested increase of 90m and construction to happen to a public site always needs consent.
Currently, within the small office building, there is a kitchenette, ablutions, two separate rooms, and an open space. Toi Ohomai has requested the installation of a reception space that includes a waiting room, a staff room, two consultation rooms, a treatment room, therapy room, two ablutions, enough space for a hallway and storage units for medical equipment.
Compliance:
The client does not have a code of compliance for this site, nor does the site have any history of having one, which of course provides a way for further issues to come about after a proper inspection is completed. To convert this building into a health center the client must apply for consent that can take up to 3 months to process and complete as it is deemed a “restricted activity”. This site is a designated site “ME33” meaning Ministry of Education.
Condition of Property
After this analysis we are looking at two options: renovation and extension, removal and rebuild. The conditions of the property overall are good. No major concerns have stood out on this site other than the right of way issue, which can easily be resolved and negotiated to come to a safe conclusion for both parties. The site is in good condition for construction and requires little preparations other than slight leveling depending if the client is investing in concrete slabs or timber-framed subfloors.
Two right of ways creates a safety issue regarding emergencies and having to pass and be in proximity to students and small children. The right of ways are often busy as one is shared with the campus and one with tenants. Entrance to one of the right of ways is clear and easily accessed whilst the other is quite the opposite.
The building itself remains in good conditions, in the respect that no moisture damage has had any effect or entered the framing. The building to meet health regulations and modern use is lacking as the finishes of the interior are overdated, cracking, well worn and the outer decks require touch-ups to meet a suitable safety condition especially for the disabled. The subfloor of this dwelling is performing well and has no issues regarding integrity and structural capacity.
Area of the site is 833m2 and the existing dwelling covers roughly 11% of the site, occupying less than the required 45% of the property. This allows for the renovation and extension to be feasible and provides that there is still space for increased parking. The building is far from the restricted building set back lines and is well under the maximum height allowance of 9m.The overall positives of this building included good subfloor design with ventilation, proper length of soffits – enough overhang, interior ventilation, bracing and anchorage in the subfloor for earthquakes and so on.
Recommendation
Since concluding that the best two choices to follow for this particular build are either renovate and extend or demolish and rebuild. Considering the demolish and rebuild provides positive implications like meeting codes and proper regulations for a health care in its structure and performance. However, starting from the bottom up is a much more expensive road to take. Toi Ohomai has requested that remaining within the budget is a must and this option is definitely pushing the boundaries. Choosing this option will mean finishes and many client preferences will have to be compromised in order to fit that budget. Not only would it go over budget and the value of the house wouldn’t be a sufficient amount to assist in the rebuild but its location in Tauranga is complicated to remove. Demolishing it would still be a challenge and would mean that work on removing it could only be done during weekends when students and small children are not in the area and no learning is overly disrupted.
Renovation and extension, of course, comes at a pricey cost. The positive implications include the site already has good foundations to work around (existing building) and does not require any major changes.
Recommendations for a renovation and extension include:
(Exterior)
Re-gripping the ramp to the entryway, this is a current health hazard. Repainting the current cladding. A replacement of the cladding would come as an unnecessary based on the fact that the cladding requires minimal touch ups and does not lack in performance. Joinery of the building is suitable for reuse as they provide plenty of light into the building and ventilation. Removing the additional shed is a must as this will no longer be of use to the medical center and could provide future moisture issues after seeing the state of the flashings and taking not of its connection to the building could allow for moisture penetration. It also blocks off an overflow relief gulley. Signage and clear indications for the right of ways is a must.
(Interior)
The interior doesn’t require any walls to be knocked down as the layout of the rooms already fits a healthcare standard i.e. privacy is included, walls separate rooms and a hallway divides the rooms. However, the hallway width is rather narrow. This would need to be extended to increase the patient/staff flow safety. This would mean one side of the existing rooms would need to be pushed back roughly 200mm. A complete re-carpeting is also a must with the stains and wear down throughout the entire building. The lino in the bathroom and kitchenette can be replaced with new lino. Within the kitchenette, the cabinetry can all be removed and a redesign of its function can be in store. Re-plastering the walls and repainting is recommended after noticing all the cracks from the movement of the Gib. Taking into consideration the older methods and standards of builds from 1986 is important but working around the current interior linings and structure is an easier process than having to take all the framing down and start again. Choosing an easy option isn’t always legal, this is not a recommendation because the building will need to be brought up to code if an extension is being added onto it not only for the safety of the contractors working with what is already there but ensuring future safety and avoiding future predicaments Currently the ablutions are not accessible for disabled people, increasing the size of the doors and adding handrails is needed.
Recommendations for extension:
An extension is required in order to meet the clients requests otherwise space and flow is extremely limited, not an option for a safe and modern health center. It is not likely that the client will be able to select a cladding for the extension that will be the same as the current fiber cement as it is no longer available for purchase but finding a cladding that contrasts with a newly painted cladding would still be aesthetic. The extension would allow for the use of the site area to increase.
Overall:
Site and building condition is generally good. It is recommended the client undertake the renovation and extension process in the means that they apply for proper consent for this “restricted activity” of creating a new health center. Overall issues to be aware of include: entry and access is limited and at times unsafe, Summer work demands – contractors increased demand in summer and bigger jobs become top priority; renovations reduce in priority, working throughout the Summer break would mean working continuously throughout the week instead of just weekends to avoid any health hazards with the smaller amounts of humans in the area, consent time approval, and process as well as soil testing and proper evaluations of site and structure.
Beth Biri Designers deem this project feasible for renovation and extension.