Module 1 & 2

12/06/2023, 05:33 Overview : CON106 Structures for Residential Construction Projects (Open Polytechnic - powered by iQualify)
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Overview
Kia ora! Welcome to CON106 Structures for Residential Construction Projects.
This course will provide you with an understanding of the relationship between the choice of site and the
structure of a small building, taking into account site limitations, small building design, the envelope and
interior. You will learn how a building is constructed in accordance with NZS 3604 and the New Zealand
Building Code.
The six modules for this course are:
Module 1: Essential information - legislation and drawings

Module 2: Site investigations
Module 3: Foundations, flooring and bracing
Module 4: Framing, and bracing
Module 5: Roofing and bracing
Module 6: Finishes
Meet your facilitator
Masoumeh Shiran
Read bio
Weekly snapshot
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12/06/2023, 05:35 Welcome to CON106 Structures for residential construction : CON106 Structures for Residential Construction Projects (Ope…
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CON106 Structures for Residential Construction Projects / Contents / Course introduction: Welcome to CON106
Welcome to CON106 Structures for residential

construction 4m
This course is all about residential construction and the aim is to provide an understanding of the
relationship between a small residential structure and the site it will be built on. To do this we need to think
about the various things which influence and limit the choice of a site before we think about the
structural aspects.
First principles – communication
Before we get stuck into the detail, we need to understand that the primary building block in life is
clear communication. The construction industry is no different, but there are some additional
aspects to the normal communication channels we use with our work mates,
supervisors, managers, suppliers and clients.
Communicating detailed information in the construction industry is often done with drawings and
sketches. These are an essential part of any construction project, but they also communicate more than
just the shape and form of a structure.
Skip to main content
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© Getty Images
Communication: Reading construction drawings

The first fact sheets in your course introduce the fundamental aspect of the building process: Construction
drawings and sketches.
Reading a drawing
It is stating the obvious to say that without being to read and write properly, we are at a huge
disadvantage in this world. We not only risk missing vital information but we also won't be able to
communicate our own thoughts well either.
Being able to read and understand drawings or sketches which contain their own type of
'language' is a similar situation.
It's possible to see that not being able to 'read' a drawing properly might have consequences ranging
from minor mistakes which can lead to waste, extra cost and lost time during the build; to the
potential for major issues such as faults with a buildings integrity and even structural failure or
injury.
To support your new drawing knowledge, this first module will also introduce the various types of building
loads. We will revisit specific types of loads as we progress through the course.
NOTE: This course will not teach you how to draw and sketch, and we will not assess these abilities in the
assignments, but you will need to create some basic sketches. We will cover this as we progress through
the course.
Thoughts on this page?
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12/06/2023, 05:37 Your course structure: Fact sheets : CON106 Structures for Residential Construction Projects (Open Polytechnic - powered …
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CON106 Structures for Residential Construction Projects / Contents / Course introduction: Welcome to CON106
Your course structure: Fact sheets 2m
The standard structure of our online courses are made up of modules of learning. There
are six modules in CON106. Inside these modules there are a series of topics. Each
topic is made up of a group of individual pages called 'fact sheets'.
What are in the fact sheets?
Each fact sheet is designed to cover a specific part of the topic being
discussed. The information on each page might be presented as:
 text
 images
 links to relevant documents and legislation
 diagrams
 interactives and instructional video.
These will provide the knowledge and skills you need to successfully complete
your assessments.
While each fact sheet contains covers the essential information, you will need to
carry out further independent study and investigations as part of your learning
journey. To help you with this, the fact sheet may contain additional 'dig deeper'
links to information or resources that you can explore and add to your knowledge.
We strongly encourage you to investigate these links and bookmark them for
future reference.
Testing your knowledge with tasks

Many of the fact sheets will contain a task to reinforce your learning and test your
understanding of the subject.
These are not marked but you do need to attempt all of the tasks in this
course. Completing these will point you towards a 'job sheet' at the end of the
module.
NOTE: The tasks are designed to prepare you for the three assignments in this
course. Think of the tasks and module job sheets as 'scaffolding' for your
assignment, without them things might get a bit wobbly!
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12/06/2023, 05:37 Welcome to Module 1. Essential information: Legislation and drawings : CON106 Structures for Residential Construction Pro…
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CON106 Structures for Residential Construction Projects / Contents / Module 1. Essential information: Legislation, and drawings / Welcome to Module
1. Essential information: Legislation and drawings
Welcome to Module 1. Essential information:

Legislation and drawings 2m
In this first part of your course we will look at the fundamental information needed to work out the
relationship between the site we are working on and the building that has been designed to go there. To do
this we need to understand what controls are in place, where to find these and how we should comply with
these when applying them to a residential construction project.
These are:
 legislation – The Building Act 2004

 code – The Building Code which describes how our building will perform
 solutions – the ways in which the design can be seen to comply
 standards – New Zealand Standards required for the design, selection, construction and installation
of building components.
 design fundamentals – the pathway to building a residential project.
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12/06/2023, 05:38 Fact sheet 1.1: Key legislation : CON106 Structures for Residential Construction Projects (Open Polytechnic - powered by i…
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CON106 Structures for Residential Construction Projects / Contents / Module 1. Essential information: Legislation, and drawings / Fact sheet 1.1: Key legislation
Fact sheet 1.1: Key legislation 14m
Before we look at the main focus of this module which is how to understand and read drawings, we need to set
the scene and identify the key things which determine what we can build and how we go about building it.
You may already be aware of these and what they do from previous study and your personal knowledge, but
this is the beginning of a new course and it is a good idea to refresh your knowledge now.
The overarching legislation in New Zealand is the Building Act 2004 and under this sits the Building Regulations
and the Building Code. We will briefly introduce these here and then return to them at various points through your
course.
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Fig 1.1 Structure of the Building Code
© Ministry of Business, Innovation & Employment (Adapted)
You can see from figure 1.1 above, that the Building Act 2004, the Building Regulations, and the Building Code
provide the legislation, and below these are the compliance documents that put the legislation into practice.
Compliance paths
Compliance paths help you to demonstrate compliance in ways that are familiar to building consent authorities.
You should consider:
 compliance path options

 selecting the relevant compliance path(s).
Building consent authorities use defined ‘compliance paths’ to help them determine whether a proposed building
will comply with the performance requirements in the Building Code. Using these compliance paths can help
designers to demonstrate compliance.
Whichever option or options are used, the designer will have to provide evidence that clearly shows how the
proposal meets or exceeds the relevant Code requirements.
The Building Code

The Building Code is a performance-based code and allows for innovation and uniqueness. It enables designers to
propose innovative solutions that provide the best outcome for the project.
The designer needs to know what information and evidence the Building Consent Authority (BCA and usually the
local or regional Council) will expect, the BCA needs a clear understanding of what the building consent applicant
wants to achieve.
All building work in New Zealand must meet the performance standards of the Building Code, even if it doesn't
require a consent. Compliance with the Building Code is a requirement of any building work. You can choose your
design solution, as long as the BCA is satisfied "on reasonable grounds" that your proposed work will meet the
requirements of the Building Code. The Building Code sets clear expectations of the standards buildings should
meet.
It covers aspects such as:
 structural stability
 fire safety
 access
 moisture control
 durability
 services and facilities
 and energy efficiency.
The Building Code states how a building must perform in its intended use, not how it is to be designed
and built. So when designing a residential project, we must ensure that the design conforms to the
performance criteria in the code.
Basically the building should work as a home (and not as a shop or a warehouse or visitor centre!)
We will refer to the relevant sections of the Building Code throughout this course and provide links for
reference. The graphic below is from the Ministry of Business, Innovation and Employment (MBIE) and identifies
the eight sections of the Building Code.
These eight sections are referred to as clauses. We'll have a look at these in a little more detail on the next page.
Fig 1.2 The Building Code Clauses
© Ministry of Business, Innovation & Employment
Dig deeper
This is the first of our 'dig deeper' links to associated supporting materials which you should access when
you have some spare time. They will all be web links to external sites and documents, so it's worth creating
a folder in your favourite browser now and bookmarking these for future reference.
The Building Code handbook is a key resource. Here is a link to a pdf format version.
You can investigate more detail about the eight building code categories by visiting the Building Regulations
1992 online document.
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12/06/2023, 05:38 Building Code – Clauses : CON106 Structures for Residential Construction Projects (Open Polytechnic - powered by iQualify)
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CON106 Structures for Residential Construction Projects / Contents / Module 1. Essential information: Legislation, and drawings / Fact sheet 1.1: Key legislation
Building Code – Clauses 12m
All building work in New Zealand must comply with the Building Code to ensure all buildings are safe, healthy and
durable for everyone who uses them.
The Building Code consists of three general clauses and 38 technical clauses. Within each technical clause the
requirements are explained in three levels:
Clause 1: Objective – social objectives from the Building Act
Clause 2: Functional requirement – functions the building must perform to meet the Objective
Clause 3: Performance – the performance criteria the building must achieve. By meeting the performance criteria,
the Objective and Functional requirement can be achieved.
Technical clauses are grouped and described by eight letters A-H with numbered sub-sections in each. Let's have
a closer look at these now: Here are the eight categories, we have chosen Clause E to look at in greater detail.
Fig 1.3 Clause E
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Fig 1.4 Clause E1 - E3 overview
E1: Surface water

Disposal of rainwater from external surfaces and confirmation surface water cannot enter the building.
This clause requires buildings and site work to be constructed to protect people and other property from the
adverse effects of surface water.
It sets out performance requirements to ensure drainage systems are in place for the disposal of surface
water using gravity where possible, and to avoid blockages and leakage.
Record of amendments is a record of changes to the Acceptable Solutions, Verification Methods and
handbooks.
E2: External moisture

External roof, wall claddings and external openings will prevent external moisture from causing undue
dampness or damage.
This clause requires buildings to be constructed to provide adequate resistance to penetration by, and the
accumulation of, moisture from the outside.
It contains requirements for roofs, wall claddings and external openings to:
 prevent water entry

 prevent water absorption and transmission
 prevent the accumulation of water

 allow for dissipation.
The clause applies to most buildings, as set out in the limit on application in E2.2.
The Acceptable Solution to E2 External Moisture, E2/AS1, is widely used for weathertight design. About
E2/AS1 provides a general overview.
handbooks.
E3: Internal moisture

Surfaces in wet areas must be impervious, easily cleaned, and have ventilation to meet conditions for health
and safety.
This Building Code clause requires buildings to be constructed to avoid fungal growth and excessive
moisture. Its provisions relate to habitable spaces, bathrooms, laundries and other spaces where moisture
may be generated or accumulate.
Its requirements include provisions for:
 adequate thermal resistance

 space temperature
 ventilation
 disposal of overflow water
 surfaces to be impervious and easily cleaned.
handbooks.
The Building Code updates and digitisation project

There were some changes made to the Building Code in 2022, and you should keep up to date with these via
the government's web site. Bookmark and visit regularly to keep abreast of the changes being made.
The Ministry of Building Innovation and Employment are working towards the digitisation of the Building
Code. You should keep up to date with developments by visiting the MBIE Building Code web pages and
signing up for updates.
12/06/2023, 05:39 Solutions and Standards : CON106 Structures for Residential Construction Projects (Open Polytechnic - powered by iQualify)
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CON106 Structures for Residential Construction Projects / Contents / Module 1. Essential information: Legislation, and drawings / Fact sheet 1.1: Key
legislation
Solutions and Standards 10m
There are two solution routes available when designing and constructing a building:
1. Acceptable Solutions and Verification Methods (AS and VM)

2. Alternative Solutions.
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Fig 1.5 Structure of the Building Code - Solutions and Standards
1. Acceptable Solutions (AS) and Verification Methods (VM)

Acceptable Solutions provide specific construction details for commonly used building materials, systems
and methods. Designs based on them must demonstrate compliance with the Building Code. Acceptable
Solutions show step-by-step building methods:
For example, the type and specification of insulation needed in the wall of a house to comply with
the energy efficiency requirements of the Building Code.
Verification Methods are tests or calculation methods that prescribe a way to comply with the Building
Code. Verification Methods can include:
 calculation methods: using analytical methods and mathematical models

 laboratory tests: using tests (sometimes to destruction) on prototype components and systems
 tests-in-situ: examination of plans and verification by test, where compliance with specified numbers,
dimensions or locations is required (non-destructive tests, such as pipe pressure tests, are also
included).
2. Alternative solutions
Not all building work is covered in the Acceptable Solutions and Verification Methods route and many
building projects or more complex projects need an alternative solution to design issues. The Alternative
Solution route is used when a a project uses a non-generic or an architecturally designed approach.
An alternative solution can include material, component or construction methods that differ completely or
partially from those given in the Acceptable Solutions or Verification Methods. They will usually require
specific design and input from qualified people such as architects or engineers.
As we are dealing with a new building project for a simple design we will focus on Acceptable
Solutions and Verification Methods in this course.
Want to know more? This link will give you access to free online courses.
Fig 1.6 Structure of the Building Code - Acceptable Solutions and Verification Methods
Australian and New Zealand standards (AS/NZS)

New Zealand Standards (NZS) are agreed specifications for products, processes, services, and their
performance and are mandatory when cited in Acts, regulations, or other legislation. Where a standard has
been jointly developed with Standards Australia it is identified as AS/NZS.
Standards are referred to by the abbreviation NZS followed by a unique identifying number and date, for
example NZS 4211: 2011. The date indicates that the Standard or publication was reviewed and reissued
without change in that year. AS/NZS refers to a Standard which has been developed jointly between
Australia and New Zealand.
Standards New Zealand is a business unit within the Ministry of Business, Innovation and Employment
(MBIE). They are New Zealand's leading developer of standards and standards based solutions. In 2019
MBIE sponsored more than 120 New Zealand Standards, making them freely available to the public.
We will refer to Standards throughout this course and provide links to these. It's a good idea to
bookmark these when you come across them for future reference.
Your Open Polytechnic Library login gives you free access to some Standards documents.
What's next: Design fundamentals

Before we get into the detail of drawing and sketching in the following fact sheets, let's have a look at two
basic aspects of residential construction that influence the type and complexity of the visual information
we will use:
 specific design
 non-specific design.
The residential housing stock of New Zealand encompasses a large number of building types. Houses
differ in structure and construction methods as well as in the resulting aesthetic. All houses fall into two
broad categories: specific design and non-specific design.
Whether a house falls into specific or non-specific design is related to the structural integrity of the
building.
 specific design requires the input of an engineer

 non-specific design does not require engineer input, provided the design complies with the relevant
New Zealand standards.
12/06/2023, 05:39 Design fundamentals: Non-specific and specific design : CON106 Structures for Residential Construction Projects (Open Pol…
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legislation
Design fundamentals: Non-specific and specific

design 8m
Housing in Aotearoa New Zealand covers a large number of building types and these differ in materials,
structure and construction methods. All houses fall into two broad categories of design:
1. non-specific design
2. specific design.
The structural integrity of a house determines whether it falls under specific or non-specific design. Both
categories have to comply with the Building Code.
1. Non-specific design
Structures classified as non-specific design use materials or methods covered by a New Zealand
Standard. There are two types of construction in New Zealand that fall under the category of non-specific
design within given limits:
 certain types of timber framed buildings

 certain types masonry construction.
Compliance with the Building Code can be achieved by using the following two New Zealand Standards:
 NZS 3604: 2011 Timber framed buildings

 NZS 4229: 2013 Concrete masonry buildings
Access and download a copy of these standards for handy reference as you progress through this
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course.
Advantages and disadvantages
The main advantages of using non-specific design methods and materials are time and cost savings.
Using Acceptable Solutions speeds up the design process as engineers aren’t required to calculate
compliance and the end cost is lower for the client.
The main disadvantage is that Acceptable Solutions can limit the design choices, for example limit
building height, member spans and so on. This will have an effect on the overall design.
This course will focus on non-specific design because specific design usually requires significant
input from a structural engineer which can add considerable cost.
Steel stud construction
© Getty images
2. Specific design
The term 'specific design' means that the design of the building uses materials or methods that are not
covered by a New Zealand Standard (NZS) or some other form of compliance document under the Building
Code. Some examples of types of residential construction in New Zealand that require specific design are:
 light steel frame/steel stud construction

 in situ concrete
 polystyrene block
 earth/straw bale construction
 pole construction.
Advantages and disadvantages
Specific design methods have the advantage of imposing fewer design constraints.
For example: A designer is not limited by the available span of a timber member from NZS 3604, so
the designer can use steel or some other material that can allow larger openings in exterior walls or
larger internal spaces.
The disadvantage is the additional cost for the engineering consultant and the time taken to work through
the design process. The methods and materials used may also increase the cost of construction.
Note: The performance of the materials specified in the design are not covered and need to be
identified and stated by a qualified Structural Engineer.
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12/06/2023, 05:40 Design fundamentals: The design brief : CON106 Structures for Residential Construction Projects (Open Polytechnic - powe…
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legislation
Design fundamentals: The design brief 3m
The design brief sets the outline for a building project. A brief will usually be modified and altered as more
information comes to hand or as ideas are added or rejected during the design process. The brief is one
way of describing the building.
A designer will then accumulate as much relevant information about a site as is available for the design
process. In this course we will look at how we investigate and determine the site limitations applicable to a
building project. We will also look at various construction types and their suitability for a given set of site
conditions.
The design process

To build successfully we need to go through a design process in which all the elements of building have
been considered before the commitment to construction.
The design process starts with a brief, which is a list of requirements that the client wishes the finished
building to have. Requirements may be functional such as:
 main bedroom with ensuite

 storage space at entry for wet weather gear.
Requirements may also be aesthetic or spatial, for instance:
 modern materials and style

 open, airy spaces with good light.
After considering the brief requirements and the site specific conditions a good designer will produce a
building design that is a best fit solution to all the parameters. A set of drawings conveys the solution.
Let's crack on and have a look at what we mean by drawings in the next few pages.
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12/06/2023, 05:40 Test your knowledge 1.1 : CON106 Structures for Residential Construction Projects (Open Polytechnic - powered by iQualify)
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legislation
Test your knowledge 1.1 20m
TEST YOUR KNOWLEDGE 1.1A
Write a short sentence to describe the Building Code and what it allows people in the construction
industry to do.
ADD FILE
SAVE DRAFT
SUBMIT
TEST YOUR KNOWLEDGE 1.1B
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Match the Building Code clauses with the appropriate letter.
Moisture
Safety of users
Protection from fire
Stability
Energy efficiency
Access
Services and facilities
 B  H  F  E  G  C  D
SUBMIT
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12/06/2023, 05:41 Fact sheet 1.2: Visual information – drawings : CON106 Structures for Residential Construction Projects (Open Polytechnic -…
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CON106 Structures for Residential Construction Projects / Contents / Module 1. Essential information: Legislation, and drawings / Fact sheet 1.2: Visual
information - drawings
Fact sheet 1.2: Visual information – drawings 10m
Now that we have refreshed our knowledge of the legislation and methods used to design a house, we will have a
look at the core communication method – drawing and sketching.
We noted that its essential to be able to read the different types of drawing used in construction, and while this
course is not about teaching you 'how' to draw, we will cover some fundamental techniques and sketching skills
with the help of some video tutorials.
Heads up! You will need to be able to produce basic technical sketches which contain enough information for a
construction scenario and support your assignment answers.
The purpose of drawings

Drawings have two principal functions:
1. show ideas
2. communicate instructions.
Drawings communicate what, where and how we are going to build and must be clear and easy to understand if
they are to be interpreted correctly. A set of drawings are like a map to take the reader from the general location to
increasing levels of detail. They contain measurements, location details and cross-references so that a set of
drawings can be read together to create a complete picture of the build.
Consistency is key especially in terms of line styles and annotations.
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Hmm, I'm not quite sure you understood the design brief, where's the roof?
© Getty images
What is in a drawing?
As a minimum, all drawings should contain:
 a drawing number and title

 the designer’s and owner’s name and the job address
 scale
 version control number and dating.
All of this information is represented in a uniform way which is universally controlled by the International Standards
Organisation (ISO). These are known as drawing conventions and include:
 line types and widths

 lettering type and size
 symbols for building features and elements
 designation of spaces
 representation of materials
 cross-referencing conventions
 dimensioning, symbols and notation systems.
The drawing set

There isn't just one drawing to cover all of the content needed to build a house and there are a collection or 'set' of
drawings which are all cross referenced. A typical set of drawings will include:
 plans (the vertical view looking from above)

 elevations (views looking at all the sides of the building)
 sections (slices through parts of the building)
 specific views
 perspectives (three dimensional views of the building's shape)
 details.
Communication in drawing production: Who and why?

A range of people will create and use the drawings, for a variety of reasons:
 Architects, designers and project managers will use them for a variety of reasons including planning and
resource consent application.
 Quantity surveyors will also use them to estimate costs and prepare schedules of quantities.
 You, tradespeople and others involved in the building process will all read and use a drawing at some point.
Don’t forget the compliance legislation needed for the project and the drawings may also be used to issue
resource consents. Product suppliers and sub-contractors might also give estimates based on the drawings.
Who is involved in producing the drawings?

While people from the design team provide the information for the drawings; there might also be contributions from
people involved in areas such as:
 heating and ventilation

 plumbing and drainage
 electrical services.
A set of drawings are also a record of what has been built. While building is in progress new information might be
included—possibly from a design change, or the client's requirements have changed, or to comply with resource
consent application and so on. These will affect the visual content of drawings. These changes are covered off by
versioning so that changes can be referred to at a later date.
It is acontent
Skip to main good idea to make notes as a reminder to put information into the specification or a client report for approval.
12/06/2023, 05:41 Visual information: Paper, dimensions and annotation : CON106 Structures for Residential Construction Projects (Open Poly…
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CON106 Structures for Residential Construction Projects / Contents / Module 1. Essential information: Legislation, and drawings / Fact sheet 1.2:
Visual information - drawings
Visual information: Paper, dimensions and

annotation 8m
The term 'drawing media' means the tools and materials we use to communicate our visual information.
Despite the global conventions and flexibility of CAD and screen based engineering and
architectural drawing software, we still need to create paper based drawings.
This is largely because a drawing sheet is a conventional way of containing as much relevant information
in one place and it's relatively portable and easy to use on a site.
There are two basic systems for creating a drawing:
 conventional paper (or drafting film)

 computer screen based software.
While Computer Aided Design (and drafting) software such as the commercially used AutoCAD is
commonly used by a wide range of draftspersons, architects and designers; paper and pen is still the most
convenient way of creating a sketch too. And at some point that screen based CAD drawing or sketch will
need to be printed out onto a conventionally sized piece of paper.
Drawings: Paper sizes – A sizes

The global standard for this is determined by the International Standards Organization (ISO 216) and the
metric paper sizes are defined as A, B and C classes. In New Zealand (and most of the world apart from
the United States, Canada and Mexico) we use A series papers.
Here's a graphic representation of how A size papers work:
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Fig 1.7 ISO A paper convention size
© The Open Polytechnic of New Zealand
Dimensions
While we can see shape form and structural details in a drawing, for it to be of any practical use a drawing
needs to be marked up with dimensions and annotations. Dimensions are always presented on a drawing
with the same convention and use a common metric unit of measure. In New Zealand this is millimetres
(mm).
Although dimensions could be measured off scale drawings by using a scale rule on site, all reproduction
processes such as printing and copying may introduce small errors from the original drawing.
Scaling off drawings is not good practice and can lead to errors in construction. It is common practice to
note 'use written dimensions only' or 'do not scale from drawings' on drawing sheets to reduce the chance
of errors.
Dimensions on drawings should be:
 relevant, comprehensive and accurate

 have a logical breakdown
 clearly define their extent by use of arrows (open and closed), dots and architectural ticks
 clearly define the part of the drawing that is being dimensioned.
The convention for expressing dimensions is to write numbers above the dimension line, and
orientate numbers so they can be read from the bottom or the right-hand side of drawing sheet.
Scale: How do we represent the information?

Technical drawings are always drawn to scale. Here is a very short video to explain the fundamentals of
scale - reducing and enlarging.
Reductions and Enlargements
Annotation
Annotation includes all written information including drawing titles (for example, Ground floor plan,
Elevation A, Section B-B), sheet title blocks, room or space identification, and explanatory notes.
Annotation is used to clarify aspects of the drawn information and to ensure there is no ambiguity in
interpretation of other types of information conveyed by linework, symbols and hatching. Written
information should only be included on drawings for specific reasons such as:
 providing an explanation of the drawing view

 providing an explanation of a part of the drawing view
 information found only on a particular drawing.
Notes should be:
 arranged and aligned on either the left or right side of the drawing
 be relevant and concise.
Avoid unnecessary repetition as this can result in errors if changes are made to drawings. Ideally,
written information should be given only once in a set of drawings, but in practice, some repetition is
unavoidable.
 
12/06/2023, 05:42 Visual information: Drawing to scale : CON106 Structures for Residential Construction Projects (Open Polytechnic - powere…
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Visual information: Drawing to scale 3m
Drawing to scale means depicting an object and keeping its proportions. Drawing to scale ensures the
relative sizes of all parts of the building are accurately represented and maintain a proportion relative to
everything else.
To make a drawing clear for others to read a suitable scale must be chosen that allows the drawing to be
as large as possible to fit on the paper that it will be printed on while showing the required amount of
detail.
Typical scales (and common alternatives) used for drawings are:
1:100 (or 1:50) for floor plans, elevations and site details.
1:20 (or 1:50) for sections and framing details.
1:5 (or 1:10) for specific construction assembly details.
Construction details are often shown at other scales. These are 'magnified' drawings, allowing the builder
to read how certain items are to be put together and constructed. An example might be a stair detail,
skylight, window reveal, door sill or benchtop detail. These drawings are often ‘called out’ in the plan or
sections, showing where the detail occurs. This call-out will then reference the page and detail number so
the builder can locate it within the drawing set.
Think of the plans, sections and elevations as the holistic view of the project, and the details as showing
the finer grain of how each element inside it is put together.
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12/06/2023, 05:43 Visual information: Lines, symbols and abbreviations : CON106 Structures for Residential Construction Projects (Open Polyt…
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Visual information: Lines, symbols and

abbreviations 15m
Abbreviations are often used on drawings to represent common materials and components. Using
abbreviations that are readily understood speeds up the drawing process and reduces clutter on the page.
Abbreviations tend to be associated with specific items on the drawing, for example:
 on lines, such as GL (ground level on an elevation or section view)

 next to drawn objects, such as HWC (hot water cylinder on a services plan)
 in spaces, such as CPD (cupboard in a room on a plan view)
 alongside symbols, such as D810 (indicating that the door has an 810 mm leaf).
Symbols can also be used in place of annotations to describe typical components. Obvious examples of
symbols that appear on drawing sheets are:
 fixture symbols, such as toilets, baths, showers, sinks, basins

 door symbols, which show the swing or sliding direction
 switch, socket and light fitting symbols on an electrical services plan.
Specifications
When more detailed information is necessary in order to properly construct a building project a
specification is written to accompany the drawing set. Guide to writing specifications from masterspec.co.
nz provides an example of how to put a specification together and what type of information it includes.
Lines
The fundamental element in all drawing is the line and line weight.
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12/06/2023, 05:43 Visual information: Lines, symbols and abbreviations : CON106 Structures for Residential Construction Projects (Open Polyt…
The weight or thickness of a line is used to convey not only an element’s hierarchy within a drawing (how
important it is), but to determine its distance from other elements in the space. For example, a light or grey
line may indicate the item is in the distance, while a heavy black line is often used for items that are cut
through in a section or plan.
The heavier the line, the more solid the cut object is, so a brick wall will be a heavy line weight but a
benchtop made out of a thinner material will be drawn in a lighter-weight line. Lines that are either hidden
or overhead are shown dashed. There are different types of dashed line.
Hatched lines
A hatch style of line is a pattern that indicates elements such as a tiling layout, cladding or roofing type.
When an element is sliced in two, the cross section will show the contents of that element, such as
concrete within a slab or steel within a beam. While you can find standard guides for this online, it’s wise to
refer to the drawing legend which calls out each material, as standards can deviate between different
practices.
Grid lines
Grid lines (normally shown as a dash) are added to construction drawings for several reasons. Each line
will provide a coordinate (such as ‘the wall located along grid line A’), which can act as a datum or
reference point for a builder to measure off. They can also denote a structural layout (for example the
centre line of structural columns), or can be used to easily communicate the location of an item within a
building.
Grids play an important role in locating parts of the building into the whole construction by providing
references in three directions or planes; that is, along the X, Y and Z axes. They are generally used on larger
projects.
Grid notation in two dimensions generally uses a letter and number system with letters used to describe
the grid on one axis and numbers on the other axis. If either letters or numbers only are used, the axes
should be specified. Grid sizes can vary and are often based on design aspects such as column spacing or
sheet material size. When they are based on standard sizes, such as increments of 600 mm, the layout can
help minimise material wastage.
When grid references are used, they should be included on all plans, sections, elevations and
assembly details as relevant.
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12/06/2023, 05:45 Visual information: Freehand sketching : CON106 Structures for Residential Construction Projects (Open Polytechnic - powe…
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Visual information: Freehand sketching 15m
A picture is worth a thousand words. (Ibsen, n.d.)
This paraphrased idiom is largely attributed to the Danish playwright Henrik Ibsen. The ability to create informative
visual sketches is a good skill to have, and means that you can create two and three dimensional representations
of shapes to explain ideas, and details to others.
While we will not assess your artistic skills in this course, we will need you to be able to produce some basic
sketches to illustrate ideas and support your writing. Freehand sketching might take a bit of practice to become
proficient at, but don't be afraid to cheat a little by using some graph paper under your sketching paper to help
with your line work.
The video (7.55) below explains freehand sketching and includes several exercises that you can do to help
develop and strengthen your sketching skills.
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©Getty images
TASK : WORKING ON YOUR SKETCHING SKILLS
The video below is an animated introduction to the basics of sketching. It contains a couple of basic
activities that you should try. Stop the video when you get to the first activity and have a go. Upload your
attempt here.
ADD FILE
SAVE DRAFT
SUBMIT
07:55
Dig deeper – enhance your sketching skills

Architectural Sketching is an article by Bob Borson, an American architect, on his sketching techniques and
methods. There are additional links on his page which you might like to investigate when you have some
free time.
Another very useful article by Rebecca Firestone on hand drawing looks at techniques and how to use
isometric graph papers to help with three dimensional sketching.
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12/06/2023, 05:45 Visual information: Computer Aided Design (CAD) : CON106 Structures for Residential Construction Projects (Open Polytec…
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Visual information: Computer Aided Design (CAD) 5m
Computer Aided Design (and drafting or sketching) is a precise tool for creating multiple layered drawings for
output to a printer.
CAD is the generic term describing the use of software and computer tools that create 2-D and 3-D technical
drawings. CAD software in general is used to create and manipulate geometric shapes into specific designs.
AutoCAD is the name of a proprietary software. AutoCAD software is used in all phases of design for
manufacturing, infrastructure, and building construction, as well as in the media and entertainment world to create
3-D visual effects.
Drawing skills - Additional support

Due to the varied and complex nature of the various platforms and software, we cannot teach you CAD in this
course but to help you with your learning journey, we will include links and formative study tasks for you to engage
with via LinkedIn Learning.
Here is a quick guide to activate your LinkedIn learning account
We strongly suggest that you follow the links to these tutorials in the course and use your self-directed study time
to explore and build on your drawing, sketching and CAD skills.
Education software
You can access and download a free educational version of industry standard CAD software for use while you
study with us. Note that there will be minimum computer system requirements, so do check your computers'
operating system before starting the download process.
We suggest that you use the orientation time in your Study Plan to access and set up one of the free educational
software packages from the links below:
 AutoCAD
 ArchiCAD
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 Revit
If you need to provide proof of enrolment for download and activation - contact your tutor in the first
instance for guidance.
Dig deeper
Here is a great design resource from 30x40 Design Workshop. Primarily aimed at architectural practices,
there are a great many resources we can use here. If you want to explore the sketching and drawing aspects,
have a look at the following:
CAD drawing templates
We also recommend signing up to the blog. There's a useful introduction to sketching here.
 
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
Write a short explanation of why a building project needs a drawing set. Describe the system
commonly used to classify the drawings. What other ways are there of classifying drawings?
          
0 / 500 Word Limit
SAVE DRAFT
SUBMIT
Fill in the missing information about dimensioning drawings
on drawings should be , comprehensive and accurate. They should
have a logical and clearly define their extent by the use of to
clearly define the part of the drawing being dimensioned. The convention is to write numbers
the dimension line. Numbers should orientate to read from the or the
side of the drawing sheet.

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SUBMIT
TEST YOUR KNOWLEDGE 1.2C
Write a brief description of what annotation is and list why written information should only be
included on drawings.
          
0 / 500 Word Limit
SAVE DRAFT
SUBMIT
 
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12/06/2023, 05:46 Fact sheet 1.3: Specific drawing views : CON106 Structures for Residential Construction Projects (Open Polytechnic - power…
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Specific drawing views
Fact sheet 1.3: Specific drawing views 14m
Plans
Plans are views from above that show the layout of the building on a site (site plan), the layout of rooms in
a building (floor plan), the framing structure of the roof (roof plan) and so on. These plans are the
fundamental drawing in any drawing set.
Elevations
Elevations are a view from one side of a building. Elevations are used to describe the exterior appearance
of the building - the shape of windows and doors, architectural features, roof shape and pitch and so on.
Elevations also give the height of the building which can't be read from the plan view except by written
notation. Sometimes interior elevations are given to describe particular features.
Sections
Sections are views that represent a cut or slice through the building at a specific point. Sections show the
different levels within a building such as floor levels, ceiling levels, and stair landings. Sections also show
the structural members and construction of a building by revealing the interior shape, componentry and
dimensions of the building elements such as floors and walls through which they cut.
Details
Detail drawings show specific parts of a building at a much larger scale to help explain how the elements
fit together. For example, an exterior corner junction between two dissimilar walls may be referenced on
the floor plan to the detail sheet where a close-up view is given of how the framing, cladding and lining
meet, where the flashings are located and what fixings may be required.
There are a range of generic details that are available for reference in the acceptable solutions, NZBC
Compliance Document, that can be readily imported as appropriate into drawings generated by CAD.
Non-standard details specifically designed for a building project are assessed as alternative solutions and
may require more drawing than available standard details to help explain their components and how they
function.
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12/06/2023, 05:46 Fact sheet 1.3: Specific drawing views : CON106 Structures for Residential Construction Projects (Open Polytechnic - power…
The next video (11.21) is a good introduction to the basics of drawing conventions and clearly explains
plans elevations and sections.
basic architectural drawings 1: plan, elevation, section
 
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12/06/2023, 05:47 The drawing set : CON106 Structures for Residential Construction Projects (Open Polytechnic - powered by iQualify)

The drawing set 7m
Projects require different levels of drawing documentation depending on complexity. Regardless of

complexity, even the most simple residential structures require a drawing set and these should be
classified using a standard system. This system is known as LACS – Location, Assembly, Component, and
Schedule drawings. (Note: schedules are typically a detailed list of contents).
Fig 1.8 LACS system
© The Open Polytechnic of New Zealand Ltd
The drawings that are part of the detailed design documentation should be presented in an ordered and
logical sequence. Classification of drawings may be based on the:
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 LACS system or type of information

 trades employed in the construction of the building
 elements or parts of the building
 office of origin.
The classifications within the LACS system are:
Location (L) drawings
Location drawings are small-scale, orthographic views of the building showing the layout and arrangement
of building parts and spaces. They give the overviews and general information about the building and
function like maps that direct the user from general to more detailed information.
Assembly (A) drawings
Assembly drawings consist of large-scale detailed construction information to show how the parts of a
building go together. They are generally referenced from cross-section views that provide the direct
translation from a small-scale view to the large-scale detail.
Component (C) drawings
Component drawings comprise the parts or elements of the building that are made off-site, typically
including doors,windows, joinery fittings and precast units. Component drawings should be self-contained
and self-explanatory with sufficiently complete information so that a manufacturer can produce the
components correctly without additional information.
Schedule (S) drawings.
Schedules provide information about finishes such as for walls, floors and ceilings, and for locations of
components such as hardware. Schedules are typically presented in a table format.
Fig 1.9 Location drawing example
Dig deeper
Design documentation guidelines from the New Zealand Construction Industry Council provide a
useful checklist.
The guidelines give an indication of the range and number of drawings that may be required for a
project. Have a look at the deliverables column for the detailed design phase (which equates to the
technical working drawings required for a project).
12/06/2023, 05:48 The drawing set: Plans : CON106 Structures for Residential Construction Projects (Open Polytechnic - powered by iQualify)

The drawing set: Plans 10m
Projects require different levels of drawing documentation depending on complexity.
Design documentation guidelines from the New Zealand Construction Industry Council provide a useful
checklist. The guidelines give an indication of the range and number of drawings that may be required for a
project. Have a look at the deliverables column for the detailed design phase (which equates to the
technical working drawings required for a project).
The drawing set

‘The plans’ is a common term often used to describe a full set of drawing documentation for a building
project.
The drawing set includes all the other drawing types - sections, elevations and so on. Plans, however, are a
specific type of drawing and are the fundamental drawing in a set. They show a view from directly
above looking down on the building.
The different types of plan we will look into are:
 site plan
 foundation and sub-floor plans
 floor plans
 roof plans.
The image slide show below has examples of these four drawings.
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12/06/2023, 05:48 The drawing set: Plans : CON106 Structures for Residential Construction Projects (Open Polytechnic - powered by iQualify)
Fig 1.11 Plans
Dig deeper
You should visit the New Zealand Construction Industry Council web site and investigate the design
documentation guidelines when you have some free time.
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Top of existing bank
111270
111480
Edge of deck above

Stormwater/wastewater easement
Timber stairs
113,154
112,045 111,713
112,490
Excavate to gradient in North 112,721 112,388

directions
112,368 111,865
Edge of deck above 113,454
3,088
Edge of floor
1,195
900 113,653
Sump
Timber Deck
113,180 112,217
100mm deep concrete

path
Fall 112,078
Concrete channel fall to
Boundary 29.26m 342° 49'

112,353
Fall
sump
Excavate area under
Line of external wall to proposed house for piles
subfloor and footings (approve
113,270 area shown shaded)
Edge of cantilevered foor
7,063
113,653
Timber deck and 300mm 112,309
going steps
Length of area of non-compliance 113,280
with yard requirement Line of external wall to
Fall subfloor
114,095
Proposed House
16 James Nairn Grove Edge of cantilevered floor
Fall
Lot 62 on DP 326871 112,624
FL 113,803
Fall
15,584
Fall
Boundary 37.85m 162° 49'
1,000
2,275
Sump 113,303 Entrance Deck 113,653 112,228

step Maximum breach of
113,500 non-compliance with
yard setback requirement Timber step with 300mm
1,000 2,000 113,375 going
Fall
Fall
Excavate area under
Concrete channel fall to proposed garage slab for
112,050
sump footings and basecourse
114,371
113,350 111,357
113,325
Fall
Area of non- compliance

100mm deep concrete path with yard setback requirement 112,533
6,750
3 metre side yard Fall

112,984
line 111,401
113,753
113,314 Concrete step with 300mm going
Fall
800
Fall 1 in
Excavate to suit new 113,753 113,203

levels-max. slope 45°
Fall 1 in
190 concrete block retaining wall

8
113,711 111,990
113,653 113,628 with concrete kerb above Boundary 3.00m 72° 54'
8
113,628 driveway level

113,628
450
114,532 4 Concrete kerb and channel
113,705 Paved pathway
Boundary 11.15m 162° 54'

Asphalt paved driveway
on compacted
basecourse
Fall
113,055 112,570
113,417
113,223
8,593
113,657 Fall
Fall
Fa
1 in
ll 1
in
21
114,444
26
Grass or plant area

100.00°
113,567
114,212 113,222 Sump 112,882

Sump
Easement, Right of Way, water, 12

in
gas and electricity Fall 1
2,094 113,006
113,722 113,151
Shared Private Driveway
Boundary 65.36m 72° 46' SAMPLE RESIDENTIAL

DRAWING SET
SCALE AS SHOWN
12/06/2023, 05:49 The drawing set: Site plan : CON106 Structures for Residential Construction Projects (Open Polytechnic - powered by iQualify)

CON106 Structures for Residential Construction Projects / Contents / Module 1. Essential information: Legislation, and drawings /
Fact sheet 1.3: Specific drawing views
The drawing set: Site plan 4m
A site plan is a view that shows the boundaries, the building location on the site, the roads
around the site and any significant site features such as contours and trees. A site plan may
also show intended development of the site with planting, landscaping, parking and also the
location of services such as water, sewer, storm water pipes and traps, electrical supply lines
and phone and data cable positions.
You can explore more information about the example below at the Thames-
Coromandel GIS map portal.
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12/06/2023, 05:49 The drawing set: Site plan : CON106 Structures for Residential Construction Projects (Open Polytechnic - powered by iQualify)
Fig 1.15 Site plan example marked up on an aerial photograph
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12/06/2023, 05:50 The drawing set: Foundation and subfloor plans : CON106 Structures for Residential Construction Projects (Open Polytechn…

CON106 Structures for Residential Construction Projects / Contents / Module 1. Essential information: Legislation, and
drawings / Fact sheet 1.3: Specific drawing views
The drawing set: Foundation and

subfloor plans 10m
Foundation and subfloor plans show the structural system used to support
the building on the ground:
 For a concrete slab it shows the dimensions of the slab and usually refers to
sectional details to explain the footing edges and steel reinforcing content.
 For timber foundations and subfloors there will be a pile layout plan, including
bracing elements, along with the framing layout of bearers and joists.
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12/06/2023, 05:50 The drawing set: Foundation and subfloor plans : CON106 Structures for Residential Construction Projects (Open Polytechn…
Fig 1.16 Subfloor plan
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12/06/2023, 05:55 The drawing set: Floor plans : CON106 Structures for Residential Construction Projects (Open Polytechnic - powered by iQu…

CON106 Structures for Residential Construction Projects / Contents / Module 1. Essential
information: Legislation, and drawings / Fact sheet 1.3: Specific drawing views
The drawing set: Floor plans 1m
A floor plan shows the arrangement of all the spaces within the
building by taking a horizontal cut through the building at
approximately one metre above the floor level. This ensures that the
position of doors, windows and walls are all shown on the plan.
Significant structural items that are above or below the floor plane,
such as overhead beams, ceiling level changes and stairs are usually
represented as a dashed line in on the plan layout.
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12/06/2023, 05:55 The drawing set: Floor plans : CON106 Structures for Residential Construction Projects (Open Polytechnic - powered by iQu…
Fig 1.17 Floor plan
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12/06/2023, 05:56 The drawing set: Roof plan : CON106 Structures for Residential Construction Projects (Open Polytechnic - powered by iQua…

The drawing set: Roof plan 1m
A roof framing plan shows the structural layout of the rafters (for
framed roofs) or the truss positions, the purlins and other roof
framing members. We will look at this in more detail in a later
module on roofing.
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12/06/2023, 05:56 The drawing set: Roof plan : CON106 Structures for Residential Construction Projects (Open Polytechnic - powered by iQua…
Fig 1.18 Roof framing plan
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12/06/2023, 05:59 The drawing set: Elevations : CON106 Structures for Residential Construction Projects (Open Polytechnic - powered by iQu…

The drawing set: Elevations 1m
The term elevation is used to describe the view of an exterior

face of a building. Generally the view does not include hidden
detail but does locate the building in relation to the ground.
Elevations are typically labelled with their compass bearing

(north elevation, east elevation, and so on.). These designate
the view of the side closest to that bearing direction. In some
cases this is replaced with front elevation (usually meaning
facing the road), or rear elevation, and so on.
Elevations views are perpendicular to the face of the building

being shown. This means that they are accurate
representations for any exterior wall parallel to the plane of
view. Where walls and features are at an angle to the view plane
their appearance is foreshortened.
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12/06/2023, 05:59 The drawing set: Elevations : CON106 Structures for Residential Construction Projects (Open Polytechnic - powered by iQu…
Lines: The use of hatches, textures and varying line

weights on elevations can help to differentiate elements
and give a sense of depth. Annotations and
dimensions are also used for additional information.
Fig 1.19 Elevations

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12/06/2023, 06:00 The drawing set: Sections : CON106 Structures for Residential Construction Projects (Open Polytechnic - powered by iQualify)

The drawing set: Sections 5m
Sectional views are basically slices through a building where the

designer or architect needs the builder to see how specific details
are constructed and how they relate to other components. Section
views are usually referenced on the plan view.
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12/06/2023, 06:00 The drawing set: Sections : CON106 Structures for Residential Construction Projects (Open Polytechnic - powered by iQualify)
Fig 1.20 Section
© © The Open Polytechnic of New Zealand Ltd
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12/06/2023, 06:03 The drawing set: Cross referencing : CON106 Structures for Residential Construction Projects (Open Polytechnic - powered …

CON106 Structures for Residential Construction Projects / Contents / Module 1. Essential information:
Legislation, and drawings / Fact sheet 1.3: Specific drawing views
The drawing set: Cross

referencing 5m
Being able to see a particular detail or view from a different angle or

viewpoint is an important part of documenting a building. Cross-reference
information directs the reader to additional information. It should:
 direct the reader from general to more specific information; for

example, from location drawings to assembly or component drawings
 reference back from the specific information to more general
information.
Cross-reference information consists of two parts:
 a unique number that identifies a specific detail

 a sheet number that provides a reference to:
 an assembly drawing where the large scale detail can be found, or
 a location drawing where the small scale detail is located in the
building.
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For example, the plan view will give a window position in a wall with
its width and dimension from an adjacent wall. It is necessary to look
at the elevation or sectional view and locate that specific window to
see its sill height, total height, shape and so on. Annotation relating to
specific items, such as door and window schedules, is also commonly
included on the relevant drawing sheets.
The use of different formats for presenting different types of information

means that if you know the format of the information, you can ‘filter out’ the
other formats. For example, if you are looking for a cross-section reference
you know it will be represented as the following symbol:
Fig 1.21 Cross-section reference drawing symbol
©The Open Polytechnic of New Zealand Ltd
Fig 1.22 Cross reference symbol - Elevation drawing 7 (E7), Assembly drawing

3.2 (A3.2)
 

CON106 Structures for Residential Construction Projects / Contents / Module 1. Essential information: Legislation, and
drawings / Fact sheet 1.3: Specific drawing views
This test your knowledge will revisit some of the key aspects of the drawing
set. Review the images in the slide show and then have a look at the tasks.
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Fig 1.23 BC1
On which of the drawings BC1 to BC6 will you find the detail of the porch
roof?
BC2
BC3
BC4
BC6
BC1
BC5
SUBMIT
What do the two dotted lines outside the bathroom door represent?
purlin
beam
doorway
stud
SUBMIT
What spacing are the piles set at?
          
0 / 500 Word Limit
SAVE DRAFT
SUBMIT
TEST YOUR KNOWLEDGE 1.3D

What size is the upper level window and where is it positioned in the wall?
          
0 / 500 Word Limit
SAVE DRAFT
SUBMIT
 
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12/06/2023, 06:07 Module 1: Job sheet : CON106 Structures for Residential Construction Projects (Open Polytechnic - powered by iQualify)

CON106 Structures for Residential Construction Projects / Contents / Module 1. Essential information: Legislation, and drawings /
Module 1 Job sheet
Module 1: Job sheet 40m
The purpose of this job sheet is to give you a chance to check for yourself if you have enough
knowledge about this topic or whether you need to read more about it. Responding to the job
brief will help you work towards your assignment.
Scenario
You have received a letter from a building control officer who is processing your building
consent amendments requesting more information. You will need to download the three
drawings below and update these to respond:
Task 1A: The eaves detail 2 M6-9-section at garage-entry applies to the trussed sections of

the roof. Please provide a specific detail where rafters are being used at the dining eaves.
Task 1B: The reverse sloping eave of the main roof, sheet M6 -10 section dining-lounge over
the spine wall is a high risk area. Please provide a detail showing how it will be constructed
and flashed to the wall.
Task 1C: The roof flashings are required to be sized in accordance with Table 7 of NZBC
clause E2. There are no dimensions shown on the roof flashings on Sheet M6-11-details.
Check your response against the feedback.
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Fig 1.29 Task 1A drawing for mark up
TASK 1A
The eaves detail 2 M6/9 applies to the trussed sections of the roof. Please show a
specific detail where rafters are being used at the dining eaves, sheet M6/10.
Download the appropriate drawing to update from the carousel above. Select < >
white arrows at the side of each image.
Can you alter an existing detail to comply with the request?
ADD FILE
SAVE DRAFT
SUBMIT
TASK 1B
The reverse sloping eave of the main roof over the spine wall is a high risk area.
Please provide a generic detail showing how it will be constructed and flashed to the
wall.
Can you source appropriate generic details?
ADD FILE
SAVE DRAFT
SUBMIT
TASK 1C
The roof flashings are required to be sized in accordance with Table 7 of NZBC clause
E2. There are no dimensions shown on the roof flashings on Sheet M6/11.
Can you annotate the details to add the dimensions? Wind Zone requirement to be
identified - Very High wind zone.
ADD FILE
SAVE DRAFT
SUBMIT
 
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12/06/2023, 06:09 Welcome to Module 2: The site : CON106 Structures for Residential Construction Projects (Open Polytechnic - powered by i…

CON106 Structures for Residential Construction Projects / Contents / Module 2. Site investigations / Welcome to Module 2. Site
investigations
Welcome to Module 2: The site 20m
Let's build! New sections and projects under construction
© Getty images
In this module we will consider the physical site and look at how we go about identifying the
factors that affect the build. These include legislative acts, planning regulations
and consents.
Once we understand these, we will start our site investigation to gain a detailed overview of
the land we are going to build on and the visual information contained in the drawings for the
design.
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Working together
© Work Safe
Safety – working together on health and safety

The safety of yourself, your colleagues, workmates and others involved in the design and
construction of buildings is paramount. This should be your first concern when thinking about
any activity in the build process.
While this course is not practical in its focus, (we aren't actually building anything) and we are
not investigating the physical process of creating a structure, we may find ourselves in the
built environment on a site, in manufacturing locations and other places where there are
risks.
Lets revisit three key pieces of information that you may have come across in other formats or
in this course. Keep these in mind as you proceed in your learning journey and professional
practice.
A Tradie's Guide: The Health and Safety at Work Act 2015
Worksafe New Zealand - Working together for health and safety
Worksafe New Zealand: A quick reference guide
Got your PPE? Great, but where are your boots?
© Getty images

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12/06/2023, 06:09 Fact sheet 2.1: Regulations - Fundamental building factors : CON106 Structures for Residential Construction Projects (Open…
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CON106 Structures for Residential Construction Projects / Contents / Module 2. Site investigations / Fact sheet 2.1: Regulations
Fact sheet 2.1: Regulations - Fundamental

building factors 5m
Soft ground?
© Getty images
Buildings provide more than just shelter from the elements, they have become physical
expressions of our need for safety and privacy as well as places to work and
socialise. Modern buildings are varied in their shape, size and function but some common
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factors that affect how we build are:
 location
 associated environmental conditions
 site conditions.
These factors don’t tend to vary greatly within defined geographical regions.
Other, more variable, factors affect the way we build, such as:
 building type
 available building materials
 building legislation.
All construction work requires the balancing of these factors to produce a successful building.
 
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12/06/2023, 06:10 Building controls and regulations : CON106 Structures for Residential Construction Projects (Open Polytechnic - powered by…

Building controls and regulations 15m
In New Zealand all building work is required to comply with The Building Code. The legal
framework for building control in New Zealand has been explained in previous courses in your
studies, but we should revisit this frequently as well as other laws and regulations that may
apply when building. These are:
 Resource Management Act 1991 (RMA)

 Health and Safety in Employment Act 2015
 Fencing of Swimming Pools Act 1987
 Historic Places Act 1993.
The Resource Management Act (RMA) is central when discussing site limitations for
residential building. Also included in the RMA is the District Plan (DP).
 What's in a District Plan?
Times are changing – repeal of the Resource Management

Act 1991
The current government plans to repeal the RMA and replace it with three new pieces of
legislation. You can find out more about this and the implications for building at the Ministry
of Environment's web site.
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12/06/2023, 06:20 Resource Management Act 1991 : CON106 Structures for Residential Construction Projects (Open Polytechnic - powered b…

Resource Management Act 1991 25m
The Resource Management Act 1991 (RMA) is New Zealand’s current main piece of legislation
that sets out how we should manage our environment. The RMA is based on the principle of
sustainable management which involves considering the effects of activities on the
environment now, and in the future.
As well as managing air, soil, fresh water and coastal marine areas, the RMA regulates land
use and the provision of infrastructure which are integral components of New Zealand’s
planning system.
The purpose of the RMA is to control all development and natural resources in the best
possible way for all New Zealanders.
New Zealand Territorial Authorities
New Zealand Territorial Authorities

© Vardion
The RMA is administered by the Ministry for the Environment and regulated through:
 District plans - these deal with managing the use of land within a territorial authority’s
geographical area.
 Regional plans - these cover broad planning issues such as how to manage activities or
discharges involving soil, rivers, air or coasts.
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Responsibilities under the RMA

If you want to carry out an activity that is controlled by the RMA, you may need to get a
resource consent.
If you have a consent, you must comply with the conditions of that consent. Even if you don’t
need a resource consent, there will be rules that you have to comply with to make sure your
project and the activities you undertake to complete it are legal.
Have a look at the compliance, enforcement and monitoring document produced by the
Ministry for the Environment (MoE) now. You should download this for reference or
bookmark the link.
Dig deeper
 level.org.nz is a great resource and gives a summary of the RMA framework.
 
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12/06/2023, 06:20 District plan : CON106 Structures for Residential Construction Projects (Open Polytechnic - powered by iQualify)

District plan 20m
Building involves the use of land and this is controlled by a set of rules and regulations. These
fall under the district plan (DP). A DP is specific to a district or territorial authority. Each
council is required to have a DP as set out by the RMA. Figure 2.1 shows the relationships
between the RMA and a DP.
A DP sets out the objectives, policies and rules for the region that have been put in place to
manage the effects of activities on the environment. Councils can control the types of
activities that can occur and the areas that the activities can take place in.
A large part of the district plan is concerned with controlling building and development in an
area. Most district plans are now available online from council websites. The parts of the
district plan that we are most interested in for this course are those dealing with residential
housing activities.
NOTE: A Territorial Authority may seek an injunction (order restraining a person from
beginning or continuing an action) against anyone using, constructing or altering land or
buildings, in a manner contrary to that permitted by the DP.
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12/06/2023, 06:20 District plan : CON106 Structures for Residential Construction Projects (Open Polytechnic - powered by iQualify)
Fig 2.1. Relationships between RMA and DPs
©The Open Polytechnic of New Zealand
Navigating a district plan

A DP can be very large and it takes some time to become familiar with how to navigate
them. Here's an example – New Plymouth District Council’s District Plan.
Explore the New Plymouth site and then contrast this with the Waimakariri District
Council's District Plan.
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12/06/2023, 06:22 Resource consent : CON106 Structures for Residential Construction Projects (Open Polytechnic - powered by iQualify)

CON106 Structures for Residential Construction Projects / Contents / Module 2. Site investigations / Fact sheet
2.1: Regulations
Resource consent 25m
Fig 2.2 The building consent pathway
© Build Waikato
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The District Plan outlines the permitted activities related to a specific site. When
an activity is permitted and all the relevant rules and standards for the site are
complied with, then the activity can occur ‘as of right’ (entitled to do so). If an
activity is not permitted within a zone (or if some zone standards or rules are
going to be breached by the activity) then a resource consent will be required.
A resource consent is permission given by the local council to

undertake the activity. A resource consent will contain certain
conditions to be met.
Here's an example:
Resource consent for the conversion of a wool shed to a residential

dwelling: The resource consent requirement for the wool shed was
triggered by the change of use of the building. Because the building used
to be a wool shed and sheep dipping had taken place, there was also a
condition to check for contamination of the land. A remediation plan had
to be formed as part of the RC application. The remediation plan and its
implementation then became part of the conditions of the RC.
Resource consents can be simple or extremely complex documents. Keep in

mind that an application for an RC will not necessarily be successful and
consent may be refused in some cases.
Practical activity
To get a feel for how to obtain a resource consent, have a look at the
following:
A beginners guide to resource and building consent processes
Waitaki District Council consent application guidelines.
Fig 2.3 Stage 2: Applying for consent
© Build Waikato
RMA Summary
The RMA sets out requirements for councils to deal with resource management
issues through district plans. District plans manage development within the
district, by regulating the environmental effects created by new buildings and
activities. District plans outline which activities are permitted and give
guidelines of how to achieve compliance with the RMA.
 permitted activities that comply with the relevant guidelines do not require
resource consent
 other activity designations such as ‘controlled’, ‘discretionary’ or ‘non-
complying’, do require resource consent
 prohibited activities cannot be granted a resource consent.
Dig deeper
Here's a link to an interesting Stuff article about applying for consent from

a beginners viewpoint.
And here's another article on how to how determine whether resource

consent is needed.

The purpose of all Test your knowledge activities is to give you a chance to check for yourself whether you
have enough knowledge about this topic or whether you need to read more about it. Responding to the
Test your knowledge will help you work towards your assignment and they are not graded.
Now try a few questions to check your understanding of this fact sheet.
Use the table below or download and view the table to see the information clearly to answer the
following short questions.
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© Thames and Coromandel District Council
Is a resource consent (A consent issued by a Territorial Authority to use the land in a way that is
not a permitted activity under a council or district plan. Resource consent will be needed when a
building project will contravene a permitted activity, for example, wishing to locate a building
closer to the boundary than permitted on the District Plan.) required to bring in a relocatable house
to an empty lot in the Housing Zone (A zone is an area designated by the territorial authority in
which certain activities are permitted. Typical zones are residential, commercial industrial and
rural. Zone maps show the various zones in the city which determine how land can be used.);
Marine Activities Policy Area?
yes
no
there is not enough information
SUBMIT
Can a developer (A person or company who builds on (develops) land. Usually the landowner.)
build three residential townhouses on an empty industrial site by applying for resource consent?
yes
no
SUBMIT
Can an owner of a site within the Heritage Policy Area of the Town Centre build a new house ‘as
of right’?
yes
no
SUBMIT
A client asks your advice: They have a business in an industrial area (outside all policy areas) and
would like to save commute time. They are looking into options for building a house to live in on
the same site as their business.
What would you recommend as permitted activities?
One new house per lot, additions and alterations to houses, accessory buildings.
More than one house per lot, accessory buildings, where the Minimum Exclusive Area
standards in Table 3A is not complied with.
Three or more houses as a comprehensive development, accessory buildings.
One second-hand or relocated house per lot, accessory buildings.
Homestay, farmstay and home occupation.
SUBMIT
 
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12/06/2023, 06:28 Fact sheet 2.2: Introduction to site investigation – Part 1 : CON106 Structures for Residential Construction Projects (Open P…
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CON106 Structures for Residential Construction Projects / Contents / Module 2. Site
investigations / Fact sheet 2.2: Site investigation - part 1
Fact sheet 2.2: Introduction to

site investigation – Part 1 15m
One of the first steps in the design process for a building is to

undertake site investigation. The purpose of site investigation is to
establish any parameters, both theoretical and physical, that may
have an effect on the building.
A great deal of information can be determined about a site before

visiting it. Research can be done from your office or home or at the
local territorial authority. This fact sheet covers:
 certificate of title
 aerial photographs
 Land Information Memorandums (LIM’s)
 Project Information Memorandums (PIM’s)
 property files.
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Figure 2.4 is a graphic representation of the entire process. Its is an

overview and doesn't show specific details of each stage. We are
currently addressing part of Stage 1: 'understand your land'.
Fig.2.4 Site investigation - consent - construction pathway
© Build Waikato
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12/06/2023, 06:29 Identify the site location : CON106 Structures for Residential Construction Projects (Open Polytechnic - powered by iQualify)

CON106 Structures for Residential Construction Projects / Contents / Module 2. Site investigations / Fact sheet 2.2:
Site investigation - part 1
Identify the site location 2m
A site – any town, anywhere?
© Getty images
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12/06/2023, 06:29 Identify the site location : CON106 Structures for Residential Construction Projects (Open Polytechnic - powered by iQualify)
The building site must be clearly identified, as not every person involved in a project
will actually visit the site. All documents relating to the project must clearly identify
the location.
The most common description of the location of a site is the street address. All
drawings should carry the subject site street address on them. It is good practice to
cross reference the street address for a site to the legal description (the
lot/deposited plan number).
Occasionally however a site won’t have a street address – in a new subdivision for
example. Then you must rely solely on the legal description.
 
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12/06/2023, 06:30 Record of title : CON106 Structures for Residential Construction Projects (Open Polytechnic - powered by iQualify)

CON106 Structures for Residential Construction Projects / Contents / Module 2. Site investigations / Fact sheet 2.2: Site
investigation - part 1
Record of title 30m
Property title record held by Land Information New Zealand (LINZ) is currently called the
Records of title (previously referred to as computer registers or certificates of title) that tells
you:
 the legal description (the lot/deposited plan number)

 who currently owns the property
 who has an interest in the property other than the owner, for example, the mortgagee
 restrictions on the use of the property, for example, easements or covenants
 other information that affects the property, for example: 6907989.1 Notification that a
building consent issued pursuant to Section 72 Building Act 2004 identifies flooding as
natural hazard – 15.6.2006 at 9:00 am.
Deposited plan
The Record of title also includes a plan or diagram of the land, the deposited plan. The
deposited plan will have been prepared by a registered surveyor. It shows, among other things,
full survey details of the boundaries of the parcel (lot), its title, the occupancy of adjoining
land, rights of way, and other easements in force.
Here is an example:
Deposited plan: You will notice that deposited plans are not always easy to read as they
are copies that have been reduced in size from the original. This sometimes limits their
usefulness, for example, try to read the boundary dimensions shown. Occasionally you
may be able to read one dimension clearly and use that to decipher the others by
comparison.
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How do I obtain a Record of title?

You can order a Record of title directly from a number of websites for a fixed fee. Try the
following sites:
 LINZ CT ORDER
 CHEAPTITLES
Alternatively, you may be able to find existing Records of title in the property file for the site at
the local council offices. Keep in mind that Records of title sourced this way may not be
current if there has been a boundary adjustment or subdivision of the site.
If you have connections to a local real estate agent or surveyor they may be willing to
source Records of title for you as they deal with property information companies as part
of their business.
Here is a typical computer register Record of title obtained from Land Information New
Zealand.
Fig 2.5 Annotated Certificate of Title example
© Land Information New Zealand
Dig deeper
For further examples of the types of land records available for a site and more detailed
explanation of them go to:
 Land Information New Zealand (LINZ)

 Terranet.
12/06/2023, 06:31 Information from aerial images : CON106 Structures for Residential Construction Projects (Open Polytechnic - powered by i…

Information from aerial images 30m
Obtaining an aerial or satellite photograph of a site is a useful tool for the investigation
phase of a project. There are a number of online sites where you can source this type of
information.
Auckland Council GIS viewer
© Auckland Council
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Geographic Information System (GIS)

Another very useful source of satellite imagery is via a Geographic Information System
(GIS). GIS is a computer system that can store, manipulate, analyse and display data that
is referenced to a specific location.
Have a look at the Auckland Council GIS viewer and explore its functions now.
A number of territorial authorities throughout NZ now incorporate GIS into their websites
as an aid to property searches. The way council websites have implemented the system
for use will differ from region to region. You will need to spend some time familiarising
yourself with the system specific to the area in which you are searching.
The aerial view will be orientated automatically so that north is at the top of the
screen. This is useful as it will tell you the orientation of the site for sun and for prevailing
winds in the area. It may also show any existing buildings (garages, sleep outs) on the
site or existing formed access (driveways and so forth).
Be aware however that the aerial view may not be current; what you see will depend on
the source of the satellite imagery being used. Consequently, you may see differences
between the image and what you encounter on the actual site.
Also be aware that some of the data given may be approximate for location. For
example, water supply pipes may be shown to the site and sewage laterals away from
the site. The exact location of these will need to be determined during the site visit.
Contours that are given will be from a survey of the larger area and could be at 5 m or 2
m intervals or perhaps closer in some areas. It will depend on the detail quality of the
survey plan that has been used to overlay the satellite image. As such they will give
enough information about the slope of the land to be suitable for use in the design
process for simpler projects that are well within the limits of the build envelope.
NOTE: Contours are not likely to be suitable for use in design work for buildings
close to exceeding the build envelope.
This is more likely to happen on sloping sites when buildings get close to the
boundaries. In these cases a site specific survey will be required.
Taking a printed copy of the aerial view and the deposited plan will be useful when
visiting the site.
How do I obtain GIS information?

Once you have accessed your local authority GIS system, use the search box and type in
the street address. If the address search fails, try an address or a road close to the
location you are trying to locate and use a pointer selection to select the property you are
interested in. The satellite image for the selected property will be displayed. Zoom in and
out to adjust the map size.
Toggle different layers to display levels of information about the site such as:
 wind zone
 sea spray zone
 flooding zone
 legal parcel boundaries
 contour data
 utilities (water supply, sewage system).
Look through all the other tabs for options to display additional information about the
property.
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CON106 Structures for Residential Construction Projects / Contents / Module 2. Site investigations / Fact sheet 2.2: Site investigation - part 1
Land Information Memorandum (LIM) 10m
A Land Information Memorandum (LIM) is a report that is specific to a property and is usually ordered
when purchasing a house or property. It can also be useful at the start of a design process. A LIM report
will include any information the council holds on the property such as:
 valuation data
 rates payable
 water charges.
A LIM report will outline the applicable district plan zoning and notes features such as:
 flood zoning
 possible erosion
 hazardous substances/contamination affecting the property or neighbouring area
 historic buildings or protected trees on the property.
A LIM report will also include additional information that can’t be sourced from the district plan such as:
 previously issued resource consents for the property

 previous building consents and other certificates
 notices or orders affecting the property
 a geotechnical report for the property (this will be identified if available).
How do I obtain a LIM?

A LIM is available from council and can be ordered at any time. There doesn’t have to be a project
proposed for the site, nor is there a requirement to get a LIM as part of a building project; but it may
be useful to do so to obtain some of the information described above.
There is a fee involved for obtaining a LIM.
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12/06/2023, 06:33 Project Information Memorandum (PIM) : CON106 Structures for Residential Construction Projects (Open Polytechnic - pow…

Site investigation - part 1
Project Information Memorandum

(PIM) 15m
A Project Information Memorandum (PIM) is a report that is specific to a building

proposal on a property.
Because a PIM is project specific, a significant amount of design work must be done
before application. You must show the location of the proposed building on the site,
the external dimensions, how storm water and waste water is to be disposed of,
vehicle access and maneuvering on site and so on.
A PIM contains information known to the council that is relevant to the project such
as the planning zone, possible hazards (flood or erosion) or contamination, historic
buildings or protected trees on the site.
It will also provide details of the authorisations that will be needed for the project.
The PIM notes any issues that need to be considered as part of the building consent
application.
How do I obtain a PIM?

There is no legal requirement to obtain a PIM as part of a building project and
they are voluntary documents.
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There is a fee involved in obtaining a PIM.
 The Ministry of Business, Innovation & Employment gives further detail on

PIMs.
 The buildguide.co.nz gives a summary of the difference between LIMs and
PIMs and what each will contain.
Fig 2.6 The PIM – Understand your land
© Build Waikato
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The property file 6m
The Council may hold a property file that contains documentation related to a property. Some councils
make the information available via their website where you can search the documents online.
The amount of information available varies. If the site is old and established, for example, one on which a
house has been demolished to make way for new building, there may be a great deal of information going
back many years and covering all types of issues. There is minimal information available on older homes
and there is often just a basic floor plan and elevations only.
NOTE: If the site is new, there may be very little on file, perhaps just a subdivision application and
survey plan.
Time for some paperwork
© Getty images
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12/06/2023, 06:33 The property file : CON106 Structures for Residential Construction Projects (Open Polytechnic - powered by iQualify)
Finding out more about site analysis - self directed study

At BRANZ you can find a lot of useful supplementary information about site analysis. Explore the website
and read about other topics related to site analysis such as site use, materials use and passive design.
They provide a site analysis checklist that will be useful for recording your progress in the activities and
assessments.
As part of your self directed study, we recommend visiting these resources now and making copies of
documents and creating bookmarks for future reference to support your assignment responses.
Dig deeper
Here are some additional links to help when searching for information about older homes:
Renovate: The technical resource for industry
National Library: Architecture
Archives new Zealand
 
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Now try a few questions to check your understanding of this Fact sheet 2.2. A reminder that these are not
for marks but they will support your understanding and help you successfully complete your assignment.
Which of these documents would you try to obtain at the start of a design project?
LIM
PIM
neither
SUBMIT
Write a short paragraph to explain the main advantage of using GIS (Geographic Information
System.) over other types of aerial or satellite imagery?
          
0 / 500 Word Limit
SAVE DRAFT
SUBMIT
A client is looking to subdivide some land and build a new house. There is a very tall tree where
they want to build the house. Your client is concerned the tree will be protected.
Which report would tell your client if the tree is protected?
Certificate of Title
Property Title
Deposited Plan
LIM
PIM
SUBMIT
Match the following information to the report.
PIM
Certificate of Title (CT)
LIM
 Restrictions on the use of the property  Authorisations that will be needed for the project.
 Flooding zone and possible erosion.

Fact sheet 2.3: Introduction to site investigation –

Part 2 2m
Site investigations
© Getty images
You need to be aware that there will be differences in the way District Plan information is presented from district
to district, and it can take some time to familiarise yourself with each district.
This fact sheet takes you through the process of working with the district plan to establish activity zones and
development standards as they apply specifically to housing activities including:
 planning and activity zones

 further definition of zones into policy areas
 reading the text or tables
 zone development standards
 non-compliance with development standards.
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12/06/2023, 06:35 Planning and activity zones : CON106 Structures for Residential Construction Projects (Open Polytechnic - powered by iQua…
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CON106 Structures for Residential Construction Projects / Contents / Module 2. Site investigations / Fact sheet 2.3: Site investigation - part
2
Planning and activity zones 10m
The first step in researching a property site is to find out what planning zone it is in. To establish
this, search the location of the site with reference to the planning maps that form part of the district
plan.
Planning zones are split into many different categories, while councils may designate the categories
in slightly different ways from each other they generally fall into descriptions similar to:
 coastal
 rural
 residential
 town centre
 commercial
 industrial
 recreational
 conservation.
While the majority of housing activities will occur in the residential zone they can also occur in
coastal, rural, commercial, town centre or industrial zones. Housing activities are usually not
permitted in areas such as recreation or conservation zones.
Visit Auckland planning maps to see an index of planning maps for Auckland’s isthmus area. You
will get to the page 'A' as shown in Fig. 2.7. Clicking on a map grid in page 'A' (on the green map
highlighted in yellow) will bring up an individual planning map including an activity zone key. For
example click on map G10. The Planning Map 1 overlay you arrive at looks like the page 'B'.
You will see for example, by referring to the map zoning key at the bottom of the page 'B', that any
house on Moata Rd (upper right side) lies within the Residential Activity Zone. The 6a designation
on the map refers to the development standards that are applicable.
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Fig. 2.7 Auckland planning maps and Map G10.
©The Open Polytechnic of New Zealand Ltd
Dig deeper
There are two other planning maps available for G10, accessed from the links at the top of the
Auckland Planning Maps webpage that give additional limitations. Check them out to see
what type of information is available.
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Definition of zones into policy areas 15m
Under each planning zone, the council may also further define policy areas where the rules
they employ are more specific to that area only. An example might be a Heritage Policy Area,
defined by an older area of the town, that has special rules additional to those that apply to
housing activities in the rest of the Residential Zone.
Napier - Art deco style
© Getty images
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Napier district plan: Policy objective 4.4 - Marewa

Napier is known for its Art Deco style buildings, erected after the 1931 earthquake. Under Part
2 (Residential Environments) of their district plan there is a specific Chapter 9 containing rules
specific to the Marewa Art Deco zone. The rules refer back to the following policy objective
in Chapter 4:
To ensure that all developments and structures within the City’s residential character areas
maintain, enhance and are sympathetic to the dominant natural and physical features which
contribute to the amenity and character of those areas.
This objective relates to Issue 4.1.3.
To achieve the policy they implement the following additional restrictions:
4.4.3 Within the art deco areas of Marewa:
a. Restrict land use and development to maintain the low intensity character, and quality of
spaciousness, characteristic of the art deco areas.
b. Control land use and development to maintain art deco heritage, built character and
landscaped areas within front yards.
c. Control structures such as fences and walls within the front yard of sites to ensure a high
level of interaction and visibility between the site and the road.
d. Control new buildings and structures to ensure they are compatible with the art deco
form, height, bulk and exterior finish of development in the surrounding area.
NOTE: As you will see, if you have tried linking to the referenced sources given above,
there can be quite a bit of chasing around to get the information you need!
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12/06/2023, 06:37 Reading DP tables : CON106 Structures for Residential Construction Projects (Open Polytechnic - powered by iQualify)
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Reading DP tables 15m
Once the Activity Zone (and policy area if applicable) is established, you will be able to find out
whether the activity you want to undertake is permitted or not.
There will be some variations between councils and Table 2.1 gives an example of how
Thames Coromandel District Council deal with housing activities. You will see that building a
new house on a property in the housing zone is a permitted activity. This means that a house
can be built and if it complies with the housing standards (rules) for that zone it will not
require a resource consent.
NOTE: Building more than one house is a discretionary activity. See the ** note in the
table.
Building a new house in the Industrial Zone is also a permitted activity however there is a
proviso that it must be an accessory to the industrial activity on the site.
If building a house in a zone is designated as anything other than permitted (a controlled or

discretionary activity), then a resource consent will be required in addition to the building
consent.
The Level site gives further explanation of activity status and the implications in terms of
resource consents.
Table 2.1 Thames-Coromandel District Plan housing activities
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12/06/2023, 06:37 Zone development standards : CON106 Structures for Residential Construction Projects (Open Polytechnic - powered by iQ…
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Zone development standards 20m
Specific rules apply to building the house to comply with the DP. These rules are called the
development standards and they may be presented in a text format or in a table.
Table 2.2 shows an example of one set of standards for housing activities in the housing zone
for TCDC (Thames). You will see in the slide show below that there are several applicable
standards that require compliance.
Table 2.2 TCDC Housing activities - Standards for housing activities in towns
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© Thames Coromandel District Council
For example building a single house in the housing zone (outside all policy areas) is a
permitted activity according to Table 2.1. The column that is applicable on Table 2.2 is the
first, P. It tells us the following:
 The front yard must be at least 3 m wide (the house can’t be built closer than 3 m from
the front boundary).
 The side yards must be at least 1.5 m wide.
 The rear yard must be at least 3 m wide.
 If the property is on the beachfront, the yard facing the beach must be 7.5 m.
 The maximum height the house can be is 8 m.
 The maximum allowable site coverage is 35%.
There are other rules in that column that may or may not apply depending on other factors
specific to the proposed house or site. For example, is the garage integrated with the house,
does the site back onto a canal, is it a rear lot?
Make a note of how the standards may change depending on the policy area that a site is in.
For the same permitted building of a single house in the low density policy area, the front yard
requirement is 10 m and the side and rear yard requirements are zero metres.
Further explanation or clarification of standards may be written in the text of the district plan,
for instance the Thames-Coromandel District Council; from search through the district plan for
residential living rules.
Note: If you get lost try following this sequence: Thames-Coromandel District
Plan → Part I Introduction → Section 1 – Background and How to Use the Plan.
 
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12/06/2023, 06:38 Non-compliance with development standards : CON106 Structures for Residential Construction Projects (Open Polytechnic -…
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Non-compliance with development standards 3m
It is still possible to design a building that breaches one or more of these rules. In these cases resource
consent must be applied for.
For example:
This might happen on sloping sites where recession plane restrictions are hard to comply with; part
of the house might be quite close to the boundary and slope of the land. Or it may be, for example,
that it is necessary to encroach into a side yard to get the required floor area for the house.
You must comply with applicable DP rules to get permission to build a house on a site. In any instance
where rules are breached and a resource consent is required, there will be additional costs to the owner for
obtaining the approval, possible time delays to the project in getting the approval, and the chance that
approval may not be given.
Dig deeper
Here's something for you to explore as part of your self-directed study into non-compliance and
determining if you need to apply for resource consent.
 
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Research the online District Plan for the site where you live to determine:
 the activity zone (A zone is an area designated by the territorial authority in which certain
activities are permitted. Typical zones are residential, commercial industrial and rural. Zone
maps show the various zones in the city which determine how land can be used.)
 some of the applicable housing activity development standards.
Pick 3 from the following list and determine the standard from the DP (District Plan.):
 front yard
 side yards
 rear yards
 other yards
 maximum height
 recession planes (height / angle in relation to boundary compass bearing)
 maximum site cover
 outdoor private space
 service court
 parking.
Note your researched answers down. Check your responses with the feedback
          
0 / 500 Word Limit
SAVE DRAFT
SUBMIT
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CON106 Structures for Residential Construction Projects / Contents / Module 2. Site investigations / Fact sheet 2.4: On-site investigation
Fact sheet 2.4: On-site investigation 20m
In this fact sheet we will look at how to identify the following features of the physical site:
 site boundaries
 site access
 services (phone/power and water).
 buildings and fences
 trees
 available sun
 topography
 soil condition.
The investigation and analysis of these features will allow decisions to made during the design process
that will affect buildability (the degree to which the design of a building either helps or hinders the ease of
construction).
An introduction to site investigation

To start to think about what's involved with a site visit and the wider considerations and questions to be
asked, have a look at the following video (17.25) from the viewpoint of an architectural student.
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CON106 Structures for Residential Construction Projects / Contents / Module 2. Site investigations / Fact sheet 2.4: On-site
investigation
Recording information from a site visit 5m
Using information gathered from the site visit, you will be able to ‘mark up’ the aerial
photograph or deposited plan – forming the basis for a site plan drawing that can be done
later back at the office. Figure 2.8 below is an example of a marked up aerial view.
Fig.
Skip to2.8 A
mainmarked up aerial image
content
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12/06/2023, 06:41 Site boundaries and site access : CON106 Structures for Residential Construction Projects (Open Polytechnic - powered by …
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2.4: On-site investigation
Site boundaries and site access 6m
The site boundary can be identified by locating the survey pegs and checking
that their markings correspond with the legal description. Survey pegs are
placed at each corner of a section when it is subdivided from a larger block of
land. The pegs project about 75 mm above ground.
 Faces of the peg that abut (touch) sections are inscribed with the relevant
Lot numbers,
 Faces of the peg abutting onto the roads are inscribed with an 'R'.
On the exact intersection of the boundary lines a tack is driven into the top face
of the pegs.
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Boundary pegs and markers
If the site is an older sub-division, pegs may have been removed, dislodged or
even rotted away. Don’t assume that a fence indicates a boundary line unless
accurate check measurements from other survey pegs can confirm its position.
Different types of boundary markers can be used. Sometimes a boundary

marker will have been redone at an old property. It may have been impractical
to put a peg into the ground as paths or fences may have been installed over the
boundary point.
The section and the survey pegs are the property of the owner. If a peg is
missing or its location is doubtful, inform the owner and ask that a registered
surveyor be employed to replace the missing peg and redefine the boundary.
NOTE: A site specific survey may be required of the site for contour data
as well. If so, then both these items will be done at the same time.
Site access
It is useful to mark up the position of access to the site. You should note
whether the access is flat or sloped, easy or difficult. Take photographs to
support your notes.
Look at the following examples of types of access.
Varying types of site access
12/06/2023, 06:42 Services and other site features : CON106 Structures for Residential Construction Projects (Open Polytechnic - powered by …
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2.4: On-site investigation
Services and other site features 15m
The position of any indicated services discovered in the primary off-

site investigation can be checked against an aerial view and services overlay.
You can accurately locate them on site by taking measurements to the
boundaries or other fixed features. Any new services can be noted in the same
way.
Electricity supply and telecoms

The image below shows a power box at the front boundary and alongside it, the
telecom cables. The supplies from the respective networks have been
terminated at this point. Any extensions and connections on the site are the
responsibility of the owner.
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Power box and telecom cables on a site boundary
Potable water, storm water and sewer connections

Potable (drinking) water supply positions are indicated by the location of the
water toby. The toby is a plastic box inserted in the ground; it contains the shut
off valve and the water meter. The meter will have a unique code that relates to
the property address. Connections and supplies on site are the responsibility of
the owner.
Water Toby containing the valve and water meter
Storm water and sewer laterals (pipe extensions) are usually provided up to the
boundary point from the network pipes laid in the street. Sometimes there are
inspection chambers close to the site and the lids may be colour coded to
ensure correct connections are made by the plumber and drain layer on site. In
this case blue is storm water and red is sewer.
Council files may show '1L2.45' or similar at a sewer or storm water connection
point. This shows the invert level (depth) of the connection. The invert level is
the depth of the bottom of the pipe in relation to the datum.
Stormwater (blue) and sewage (red) drain access positions
Other site features – trees

Existing fences, buildings and trees can be located on the aerial plan view.
Depending on the site, it may be enough that you use a long tape to mark the
accurate position of these significant features.
NOTE: If you are going to require a specific survey of the site by a

registered surveyor, then these features will be picked up then.
Trees can form an important feature of a site. They may be good specimen
trees that are worth keeping or they may be protected under the district plan.
They may also form a restriction to site access and careful thought will be
needed to allow for plant, vehicle and human traffic access.
The protection of certain species will need to be checked with the local council.
Trees also provide shade and shelter from wind as well as important soil
retention and stability, and they can frame views from the site, so their position
and size should be noted accurately.
Here is an interesting article from Stuff about the issues around the
responsibilities for tree care and the potential costs involved.
Dig deepers
You can discover more information about water supply responsibilities
from the Auckland Council's Watercare site. Bookmark these pages
and have a look when you have some spare time.
Connecting a new development to a water supply
Planning consents.
Skip to main content Thoughts on this page?
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Site investigations – sun paths 18m
By analysing the impact of the sun on a site, as well as the building’s location, the spatial arrangement,
orientation, window placement, daylight access and other design features, the designer can take full
advantage of passive solar design features and increase the energy efficiency, comfort and financial
value of the building.
Assessing the passage of sun across a site is important. There are a number of online tools such as
Solarview from NIWA that can help, but a site visit is still necessary to identify site-specific conditions
such as the impact of a large tree.
Sun path diagrams provide a broader overview of sun on a site as they map the path of the sun across
the sky at different times during the day throughout the year. They can help establish the position of
the sun relative to a site and can be used to determine the effect of shadows cast by buildings, trees
and landforms on and around the site. (BRANZ 2021)
An aerial view is orientated for north and therefore you will know the approximate sun path for the site
in summer (SE to SW, through north) and winter (NE to NW, through north).
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Sun path for summer and winter
© Beacon Pathway
Local features have a more immediate effect on the site. These could include large hills, large
neighbouring trees, and surrounding houses. It is possible to undertake a sun path diagram analysis of
the site if it is considered that these features could have a significant effect on the site. By factoring
this information into the design it may be possible to reduce any adverse effects on the new build
project.
Smartphones often have a compass application as part of the utilities. You could use this to take
approximate bearing angles of features that may affect sun on the site and mark them on the aerial
view for later transfer to the site plan.
Fig. 2.9 Annotated aerial view with sun path diagram
Passive solar gain

Here's a video (5.42) from Master Builders Victoria which explains the practical aspects of passive
solar gain.
Passive Solar Design Principles
12/06/2023, 06:44 Recording and marking up views : CON106 Structures for Residential Construction Projects (Open Polytechnic - powered by…
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On-site investigation
Recording and marking up views 6m
The features mentioned earlier (hills, trees, surrounding buildings), also affect the
views on a site. They need to be noted so that they can also be factored in during the
design process. It is a good idea to take photographs from the site of the
surrounding views.
Two views of surrounding landscape
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Below is an aerial view that cross references the view positions and direction. You
can see that Views 1 and 2 are marked up.
Fig. 2.10 Annotated aerial view showing marked up features
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12/06/2023, 06:44 Topography : CON106 Structures for Residential Construction Projects (Open Polytechnic - powered by iQualify)
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investigation
Topography 10m
The topography of a site can be checked against the contour plan view. Any local
features such as retaining walls, previously benched areas, obvious cuts or fills can be
marked on the plan.
To take slope measurements, there are applications that can be downloaded to a

smartphone. Research websites thoroughly before downloading any applications
to your phone.
We can use a phone app to take approximate angular measurements of the slope of the
site by setting the phone on a long length of timber rested on the ground to act as a type
of spirit level. The longer the straight edge the better.
Angle measurements will also give you heights of trees and surrounding objects by
using trigonometry. Below is a video if you’re not sure how to do it.
Have a look the video (2.32) which shows how to determine the height of an object
using trigonometry.
Example: Determine the Height of an Object Using a Trig Equ…

Equ…
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12/06/2023, 06:44 Topography : CON106 Structures for Residential Construction Projects (Open Polytechnic - powered by iQualify)
Dig deeper
Gabriel Hemery shows a method for using a smartphone to measure the height of
surrounding objects.
 
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12/06/2023, 06:45 Ground conditions : CON106 Structures for Residential Construction Projects (Open Polytechnic - powered by iQualify)
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Ground conditions 15m
While office based investigation using GIS and other sources of data may reveal issues such as potential
flooding, soil instability or site fill, an onsite physical investigation will pick up additional local conditions.
Here are a few approaches for checking ground conditions:
Look at the surrounds

Looking at the surrounding built environment (existing houses) will give some clues as to the likely
foundation structure that might be suitable for the site.
Here's an example;
The predominant foundation structure is timber piles with a floor level of 600 mm above ground
level. It would be unusual in this area to be considering a concrete slab, without also considering
whether there might be a flooding hazard and whether the ground conditions are too soft for slab
construction.
Ask around
A second method is to make reasonable enquiries about buried services, landfill (which may be
disregarded if covered by an approved compaction certificate), and landslips in the immediate locality.
 Make enquiries with neighbouring property owners, local builders and surveyors who have knowledge
of the area.
Information gained may supplement or clarify the office investigations of questioning council service
representatives, obtaining LIM reports, and viewing the property file.
While these methods are good for gaining a preliminary idea of ground conditions it is often a requirement
of the building consent application that a subsoil investigation is performed and a geotechnical report
supplied.
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Undertake tests
Before building commences on a site, the load-bearing qualities of the ground need to be checked. The
bearing capacity of ground can be defined as the safe bearing pressure of the soil supporting the building.
If the soil is not capable of supporting the building, structural failure can occur which could render the
building unsafe and uninhabitable.
Here's a visual example of a building that was too heavy for the ground it was built on and failed as a result
of inadequate foundations.
Failed foundation damage
© Getty images
Testing for liquefaction-prone soil

This online article from Stuff raises issues around soil testing and the implications of changing
legislation.
The Government has given territorial authorities - city and district councils - a two-year transition to map
their areas for liquefaction. The changes have been brought in with the six-monthly update to the Building
Code. Ministry of Business Innovation and Employment (MBIE) says that buildings on liquefaction-prone
ground will require specifically-designed foundations suitable for the site soil conditions. The changes will
promote more robust, safer and more resilient buildings. (Stuff 2019).
Ground bearing test

A simple test to establish ground bearing capacity can be done using a piece of equipment called a scala
penetrometer. At the same time as this test is carried out, a 50 mm diameter bore hole is excavated to
check the soil types. In certain clays a shear vane test is also carried out.
Have a look at this PDF document which describes the scala penetrometer test with reference to
NZ3604.
For minor works, where the building load may be relatively small, testing for bearing capacity can be
carried out by a competent technician, under the direction of the engineer.
If the site is a large one, the investigation should concentrate on the area around the position of the
building, while noting other factors such as adjacent rubbish dumps, rivers and cut banks. It should be
carried out by specialist engineers with the appropriate experience and equipment.
 
12/06/2023, 06:46 Buildability and site conditions : CON106 Structures for Residential Construction Projects (Open Polytechnic - powered by i…

investigation
Buildability and site conditions 20m
Buildability has been covered in previous courses but it doesn't do any harm to briefly revisit
here.
In basic terms - buildability is the degree to which the design of a building either helps or
hinders the ease of construction. Buildability recognises the wide range of inputs that
must be considered, the use of suitable materials, the site, location and environmental
conditions.
Using information gathered about the site, its location and conditions, an initial design
response as to the type of structure suited to the site can be developed. While there may be a
number of different structural types possible, some will be better suited than others in terms
of construction and cost implications.
Figure 2.11 gives an basic example of the typical foundations and structure types you should
consider in relation to different ground and site conditions.
The example types shown are not exclusive of other options, but you need to be aware that
more construction, cost and design will be required to make them work where they are not
best suited. That is, the lower the buildability the greater the likely cost of achieving the
desired building.
Here's an example:
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Consider a flat site with deep to very soft ground conditions. This will suit a lightweight
single storey construction (such as a timber pile sub structure, timber frame,
weatherboard cladding, steel roof) relatively easily, with a small amount of design input.
Putting a heavyweight house on the same site (such as slab on ground, brick veneer cladding,
clay tile roof) will take a lot more engineering design and cost a lot more in site work to make
it structurally sound.
There are other issues associated with building structures that are not well suited to the site
conditions such as safety risks for the occupants of the building and legal liability for the
developer, designer, contractor should anything go wrong.
Fig. 2.11 Foundation systems for different types of site
To summarise what we've covered so far:

 A site must first be correctly identified through either its address or through the
lot/deposited Plan number.
 Site boundary markers are to be recorded to check against council or private survey
reports back at the office.
 Services positions should be identified and checked against the council aerial view
services overlay.
 Significant site features, such as large existing trees, ponds, streams and creeks should
be recorded on the site plan and photographed as these will affect building position,
stability and sun.
 Check council GIS maps for the approximate sun path so that your build can be correctly
placed to take advantage of natural energies.
 Take photos of surrounding views and features that can be factored in during the design
process
 Topography can have a huge affect on the style of building and its foundations.
 A site conditions and buildability study should be put together which recognises the wide
range of inputs to be considered before you start to design. While there may be a number
of different structural types possible, some will be better suited than others in terms of
construction and cost implications.
Dig deeper
For more information investigate the Building Code - Clause B1

investigation
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The boundary peg in the image above is on the intersection of which 2 boundaries?
Lot 24, 25 and the Rear boundary.
Lot 25 and a Right of way

Lot 24 and Lot 25
Lot 25 and the Road
SUBMIT
During an on site investigation you can only find one boundary peg along one side of
the property. There is a wooden fence in place and it’s possible the peg was removed
to install the corner fence post. You want to build as close to this boundary as
possible. What should you do?
use the existing fence as the boundary and set out off that
measure from the other side of the property, using the dimension on the CT
deposited plan and put in a peg.
get the owner to engage a surveyor to confirm the boundary position
SUBMIT
 
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12/06/2023, 06:48 Fact sheet 2.5: Introduction to site plans : CON106 Structures for Residential Construction Projects (Open Polytechnic - pow…

Site plans
Fact sheet 2.5: Introduction to site

plans 10m
A site plan is a drawing that shows a 'bird’s eye view' of the site with its dimensions.
Further information such as contours or spot heights can be added onto the site
plan. From this, we can determine the three-dimensional shape of the site.
A site plan is used to show a proposal for landscaping or building on the site. The
type and complexity of a project determines the amount of information required on a
site plan.
This fact sheet explains how to mark up a site plan. You will be guided through this
process using an example from Ngatea, a town in the Waikato district. Figure 2.12 is
a typical site plan drawn at 1:200 scale for a residential project.
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Fig. 2.12 Site plan example
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12/06/2023, 06:51 Preliminary site plan : CON106 Structures for Residential Construction Projects (Open Polytechnic - powered by iQualify)

investigations / Fact sheet 2.5: Site plans
Preliminary site plan 15m
Site plans for residential projects are typically drawn at 1:200 scale or,
for larger sites, 1:500 scale. At the beginning of the design phase, the
site plan may contain not much more than:
 the legal description (lot and deposited plan number).

 the dimensioned legal boundaries and any easements.
 a north point.
Good sources of this information are the certificate of title and the
deposited plan. They will give you the boundary dimensions and north
point orientation. If you can download an aerial view to a suitable
scale you may be able to use that as the basis for your site plan.
Example:
Ngatea site - Hauraki District Council
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Have a look at the following two site photopgraphs. You will

notice that the aerial photograph shows the services available
at the street and on the site.
 Blue = water supply

 Green = storm water
 Red = sewer.
Fig. 2.13 Aerial image of Ngatea site
A preliminary site plan at 1:200 scale has been drawn using the aerial
photo and information from the CT (boundary dimensions and storm
water easement).
Fig. 2.14 Preliminary site plan - 1:200 scale
12/06/2023, 06:53 Mark up of a site plan : CON106 Structures for Residential Construction Projects (Open Polytechnic - powered by iQualify)

Mark up of a site plan 15m
Information can be transferred to the site plan in two ways:
 graphically (drawing) information on the site plan, such as lines

representing the yard restrictions.
 annotating (writing) information on the plan, for example
'Maximum allowable cover = 35%'.
Example:
Ngatea site
Further research at the local council offices, in relation to the

Ngatea site, found an ‘as built' services plan.
This gives the location of the sewer and storm water laterals on
the site and the position of the water toby via enlarged detail
drawings on the survey plan itself. For example the storm water
lateral connection point at Lot 32 is located 1.51 m from the
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side boundary and 3.15 m from the rear boundary (confirmed

during onsite investigation). These can now be added to the
site plan.
Other observations on this site indicated:
 views over farmland to the east

 a flat site: no slope, fill or retention (spot levels not required)
 fenced section, sides and rear (timber palings 1.8 m height)
 no vegetation, trees
 boundary pegs identifiable
 single storey residential houses in the area
 firm ground conditions, no water courses evidenced
 power and telephone available at front boundary
 site access unformed
 prevailing local wind direction – NW.
Other researched information such as wind zone and exposure zone

for the site can be determined through reference to NZS 3604:2011 or
council records. For this site they are:
 Exposure zone – C
 Wind zone – VERY HIGH.
Fig. 2.15 Site plan
Fig. 2.16 Site plan showing water laterals and water toby.
 
12/06/2023, 06:59 The horizontal envelope : CON106 Structures for Residential Construction Projects (Open Polytechnic - powered by iQualify)

Site plans
The horizontal envelope 12m
A horizontal envelope shows the area in which a building can lie to comply with yard
restrictions.
The lines are parallel to the boundaries and offset by the distances given by the
development standards.
Note: these offsets can be different for different boundaries.
You will notice that the rear yard limit falls within the storm water drainage
easement. This means the effective rear yard restriction will be 2.97m, the easement
limit. The area within the dotted yellow lines (and in this case the storm water
easement limit) is called the horizontal envelope.
Note: The term ‘envelope’ refers to a theoretical area of containment bounded

by the district plan rules. In other construction uses the term may refer to
actual materials. For example, a building envelope is the roof, walls and floor
of a structure.
As well as the horizontal envelope, there are additional requirements for the building
to remain compliant with the development standards. In this case these are:
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 maximum cover
 outdoor living court
 outdoor service area
These other limits cannot be calculated or plotted on the site plan yet as they are
directly related to the proposed house. They provide guidance for the designer when
considering house size, position, orientation and so on.
Different district plans have different development standards. You may find
that there is no requirement for an outdoor service area or living court in
your town.
Fig. 2.17 Site plan showing horizontal envelope (yellow dotted line)

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12/06/2023, 07:02 The vertical envelope : CON106 Structures for Residential Construction Projects (Open Polytechnic - powered by iQualify)

The vertical envelope 25m
You will have noticed there are a number of development standards

that refer to limits that can’t be plotted on a plan view. These limits
are:
 maximum height
 daylight control (also called recession planes or daylight
access).
To gauge the effect of these limitations on the site we need a

different view of the site:
 a cross section, and/or

 a longitudinal (long) section.
Here's a basic example of a cross section and a long section.
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Fig. 2.18 Cross section
Note: To help remember these different views, the following

might help.
 Section means ‘to cut’,

 ‘cross’ is the shortest length,
 ‘long’ is the longest length.
Therefore a cross section is cutting through the shortest length

of a building/site (or lemon) and a long section cuts through
the longest length.
If you need more information on views, visit the basics of

orthographic projection.
To plot the maximum allowable height, sketch a line (parallel to the

ground line) at the designated maximum. The example in the 'long
section' diagram shows part of the long section of a site (looking
from the south) and also the corresponding contour positions looking
into the face of the site (from the west). A proposed building location
is shown - you can see how the proposed building fits in the Karaka
Road example below.
The recession plane limitations are always given as a height from

ground (in metres) followed by an angle, for example 3 m, 35°. The
recession plane slopes at that angle starting from the given height
above the boundary (see the Ngatea Site Sections example).
The vertical envelope is the area bounded by the dotted lines

(maximum height and recession planes). As long as the proposed
building fits within this vertical envelope resource consent is not
required for construction.
The development standards usually include an explanation of how to

apply the recession planes to a site. Councils often have additional
guidelines to help explain the vertical limits. Have a look at Waitakere
City’s guideline.
Fig. 2.20 Proposed building example of recession plane limitations
Example: Ngatea site
The relevant standards for our example Ngatea site are 2 m /

45° and a maximum height of 8m. This gives us the vertical
envelope.
The drawing below shows a typical cross section and long

section of the site. The width of the site is shown as 17m as the
boundaries are parallel as seen on the site plan.
The proposed design can now be tested against the horizontal

and vertical envelopes to see if it complies with the
development standards. The long section length does not
match either of the boundary lengths but if you look at the site
plan you will see that the front boundary is not parallel to the
rear boundary - the reason for this apparent anomaly.
The section is taken at approximately the centre of the site.

The long section is also at a different scale than the cross
section - it wouldn’t fit on the page at 1:100 scale.
Fig. 2.21 Ngatea - Site sections
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12/06/2023, 07:16 Complying with DP requirements : CON106 Structures for Residential Construction Projects (Open Polytechnic - powered b…

CON106 Structures for Residential Construction Projects / Contents / Module 2. Site investigations / Fact
sheet 2.5: Site plans
Complying with DP requirements 15m
Fig. 2.22 Ngatea site - proposed plan

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We can see from the plan above that the Ngatea project satisfies the client
brief and complies with all the district plan requirements. But there might be
situations where a design may not comply. Typical reasons for non-
compliance of development standards can be:
 encroachment into the recession planes ( this is more likely on a

sloping site)
 part of the building exceeds the maximum allowable height ( also more
likely on a sloping site)
 encroachment into one or more yards (typically when the client brief
and the available site aren’t a good match)
 exceeding the allowed site cover.
If a client wants to avoid the cost involved in gaining resource consent due
to non-compliance it will be necessary to revise the brief and/or the design
to fit the development standards.
When resource consent cost is worthwhile: There may be good

reasons for going through a resource consent process. For example
the design intent may be compromised to such a degree by
compliance with the development standards, that it is worth the cost
of obtaining a resource consent to be able to build to the client's brief.
Figure 2.24 is an example of a building that fits within the maximum height
envelope but encroaches into the recession plane due to the slope of the
site in relation to the boundary position/building location.
Note: The house avoids encroachment through the maximum height

plane by excavating into the slope at the rear of the house. Without
excavation it would have breached that part of the vertical envelope.
Fig. 2.24 Example of recession plane encroachment
Summary – Building consent process

Each Building Consent Authority (BCA) will have their own specific
regional consent process. Have a look at the Auckland Council 10-
Step guide for an in depth example of the process.
In contrast to the Auckland Council example, have a look at this article

on Stuff that is one in a series for people building their first home.
After looking at our two examples here, investigate the BCA and their
procedures in your own region.
 

CON106 Structures for Residential Construction Projects / Contents / Module 2. Site investigations / Fact
sheet 2.5: Site plans
Have a look at the following researched data for 210 Karaka Rd, Thames, to
help you answer the task:
 Site aerial
 Site mark up
 Historical subdivision proposal
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Choose the correct label for the letters A - I on the site plan below.
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
CON106 Structures for Residential Construction Projects / Contents / Module 2. Site investigations / Module 2 Job
sheet
Module 2: Job sheet 30m
The purpose of this job brief is to give you a chance to check for yourself if you have
enough knowledge about this topic or whether you need to read more about it.
Responding to the job brief will help you work towards your assignment.
Have a look at the following four tasks which revisit key parts of the module.
TASK 2A
The first task is to determine what your local District Plan looks like.
Investigate the local council web site and carry out some research into the
DP and relevant legislation for your particular location. make some notes
about these and create a series of key links in a bullet point list here for
future reference.
          
500 Word Limit
SAVE DRAFT
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SUBMIT
TASK 2B
Which of the following options is not a compulsory part of the consent

application process?
certificate of title
aerial photographs
land Information memorandum

project information memorandum
property files
SUBMIT
TASK 2C
Site plan mark up: Have a look at the site plan below showing competing
locations for a small house designed for the site. Select the statements
which best fit the location on the site plan.
SUBMIT
TASK 2D
Write a short explanation for the client to explain the benefits and
limitations of each location on the site plan. Which site would you
recommend?
          
SAVE DRAFT
SUBMIT
 
12/06/2023, 07:18 Discussion : CON106 Structures for Residential Construction Projects (Open Polytechnic - powered by iQualify)

CON106 Structures for Residential Construction Projects / Contents / Module 2. Site investigations / Module 2 Job sheet
Discussion 25m
Take the time now to reflect on the job sheet and the wider learning content in Module 2, and
recap any things that you found interesting, challenging or that maybe others on your course
can help clarify.
We all bring different life skills, abilities and knowledge to our study and it's good to
share our matauranga and ako where we can.
It's ok to ask!
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12/06/2023, 07:18 Discussion : CON106 Structures for Residential Construction Projects (Open Polytechnic - powered by iQualify)
© Getty images
 
Discussion: How did you get on?

Its an ideal point at which to pause and compare notes here with others on your course before attempting
Assignment 1.
Maybe a brief chat to look for similarities and differences in your response to the job sheet, and any issues you
had finding information.
To start your discussion off, you might discuss the range of differences between different Territorial
Authorities and Councils and how they present the DP information.
Or you could discuss your findings and response to Task 2D in the Job Sheet and why you recommended a
particular location to the client.
   
Write your comment
ADD FILE CANCEL POST
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CON106
Ver: A2.1
ASSESSMENT
1 CON106 Structures for Residential

Construction Projects
Assessment 1
Weighting
30%
Learning outcomes
1 Identify, analyse and describe the limitations of a small building site in terms of the
relevant legislative requirements and building implications for a new build.
2 Determine and describe the type of structure that can be built on a given site in
terms of its foundations structure, bracing and internal and external finishes.
4 Create simple technical sketches for construction from a given brief.
Instructions
Complete and submit your assessment according to the Open Polytechnic's
Assessments webpage. This includes information on academic integrity, formatting,
word limits and referencing.
• Include your name, student number and the assessment number.

• Number your pages.
Submission
• Submit your assessment in one file.
• Submit your work through your iQualify course.
• Emailed assessments will not be accepted.
• You will receive an automated notice advising you of your successful submission.
By submitting your assessment, you confirm that it is your own, original work.
© The Open Polytechnic of New Zealand Ltd 1

Ver: A2.1
Task: Prepare a building site analysis and structure description.

Write a report to analyse the limitations of a small building site in a flood risk location
within the Kapiti Coast District Council area and the restrictions on and design of a proposed
new-build home for the site.
Ensure your report includes these four sections explained in detail below:
• Part 1: Site investigation

• Part 2: Legislation, TA and DP requirements
• Part 3: District Plan – Zone requirements
• Part 4: New home design
IMPORTANT - Include fully annotated, detailed sketches throughout your report.
For this assessment, you will carry out the research and analysis needed to plan for the
construction of a new-build home of simple design.
The location is within the Kapiti Coast District Council area, and is prone to flooding. A
specific building site has not been identified.
You will need to carry out research to find and describe a suitable site within the flood risk
area and research the legislation which governs the way a new home can be built there. To
help you with this you could use the relevant section of the District Council planning section
and the Operative District Plan site or any other relevant sites and documentation.
• The drawings of a proposed new-build home have been provided.

• This assessment leads onto Assessments 2 and 3.
Important: Include annotated technical sketches to illustrate your report and to describe
specific design details which you think need further explanation.

Ver: A2.1
Part 1: Site investigation

Identify and describe a site within the flood zone that would be suitable for the proposed
new-build home design.
(Note: the site can have an existing dwelling on it which would be removed or demolished
before construction of the new build home.)
Your description could include (but is not limited to);
• information from LINZ

• aerial views
• boundaries/neighbours
• any existing natural features/contours
• earthquake, wind and corrosion zones
• services
• any broad resource consents
• flooding ponding zones.
Use sketches and images as required.
(20 marks)
Part 2: Legislation, TA and DP requirements

Identify and describe relevant legislation and Territorial Authority (TA) and District Plan (DP)
requirements which control the type of construction that can be built within the flood risk
area.
Focus on broad design and site layout requirements including;
• Relevant legislation
• Consents required
• Role of professionals
• TA/DP responsibilities
• Documentation required.
(25 marks)
Part 3: District Plan – Zone requirements

Identify and describe the zone requirements from the District Plan for the site.
These include (but are not limited to):
• maximum allowable height

• front, side and rear yards
• outdoor living
• service areas.
(25 marks)

Ver: A2.1
Part 4: New home design

1. Describe how the proposed new home design is suitable for the site based on:
• legislation, and Territorial Authority and District Plan requirements for a flood
risk area
• zone requirements from the District Plan .
(15 marks)
2. Describe the proposed new home design in terms of the:
• foundations
• structure (floor, walls and roof)
• bracing.
Consider any unique features or restrictions on your site as you describe the design.
(15 marks)
(Word guidance: 1500 words)
(Assessment 1 total: 100 marks)

Ver: A2.1
Marking schedule
Part 1: Site investigation 17 – 20 14 – 16 10 – 13 8–9 1–7
Identify and describe a site that Identifies a very Identifies a suitable site Identifies a suitable Identifies a suitable Fails to identify OR
would be suitable for the suitable site and and provides a clear site and provides an site but provides an incorrectly identifies a
proposed new-build home provides a clear, in- description that takes adequate description incomplete or suitable site. Fails to
design. depth description that into account most of that takes into account inaccurate description. provide or provides an
takes into account the listed external many of the listed Includes few or illogical inadequate description
more than the listed inputs and factors. external inputs and justifications. with no justifications.
external inputs and Includes well-reasoned factors. Fails to include
Includes some
factors. justifications. Includes justifications. sketches.
sketches.
Includes clear, well- Includes annotated, Includes annotated
reasoned justifications. adequately detailed sketches.
Includes fully sketches.
annotated detailed
sketches.
Part 2: Legislation, TA and DP
21 – 25 17 – 20 13 – 16 10 – 12 1–9
requirements
Identify and describe relevant Accurately identifies Identifies and provides Identifies and provides Identifies but provides Fails to identify OR
legislation and Territorial and provides a clear, a clear description of an adequate an incomplete or incorrectly identifies
Authority (TA) and District Plan in-depth description of relevant legislation and description of relevant inaccurate description relevant legislation and
(DP) requirements which control relevant legislation Territorial Authority legislation and of relevant legislation Territorial Authority
the type of construction that can and Territorial (TA) and District Plan Territorial Authority and Territorial (TA) and District Plan
be built within the flood risk area. Authority (TA) and (DP) requirements (TA) and District Plan Authority (TA) and (DP) requirements.
District Plan (DP) focusing on broad (DP) requirements District Plan (DP) Fails to provide or
requirements focusing design and site layout mostly focusing on requirements. provides an
on broad design and requirements. broad design and site Mostly not focusing on inadequate description
site layout layout requirements. broad design and site not focusing on broad
requirements. layout requirements. design and site layout
requirements.
Part 3: District Plan – Zone
21 – 25 17 – 20 13 – 16 10 – 12 1–9
requirements

Ver: A2.1
Identify and describe the zone Accurately identifies Identifies and provides Identifies and provides Identifies but provides Fails to identify OR
requirements from the District and provides a clear, a clear description of an adequate an incomplete or incorrectly identifies
Plan for the site. in-depth description of the zone requirements description of the zone inaccurate description the zone requirements
the zone requirements from the District Plan requirements from the of the zone from the District Plan
from the District Plan for the site. District Plan for the requirements from the for the site.
for the site. site. District Plan for the
site.
Part 4: New home design 13 – 15 11 – 12 8 – 10 6–7 1–5
1. Describe how the proposed Provides an accurate, Provides an accurate, Provides an adequate Provides an incomplete Fails to describe or
new home design is suitable clear, in-depth clear description of description of how the or inaccurate provides an
for the site based on: description of how the how the proposed new proposed new home description of how the inadequate description
• legislation, and proposed new home home design is suitable design is suitable for proposed new home of how the proposed
Territorial Authority and design is suitable for for the site based on the site based on design is suitable for new home design is
District Plan the site based on legislation, and legislation, and the site. suitable for the site.
requirements for a flood legislation, and Territorial Authority Territorial Authority
risk area Territorial Authority and District Plan and District Plan
and District Plan requirements for a requirements for a
• zone requirements from
requirements for a flood risk area and flood risk area and
the District Plan.
flood risk area and zone requirements zone requirements
zone requirements from the District Plan. from the District Plan.
from the District Plan.
13 – 15 11 – 12 8 – 10 6–7 1–5
2. Describe the proposed new Provides an accurate, Provides an accurate, Provides an adequate Provides an incomplete Fails to describe or
home design in terms of the: clear, in-depth clear description of the description of the or inaccurate provides an
• foundations description of the proposed new home proposed new home description of the inadequate description
proposed new home design in terms of the design in terms of the proposed new home of the proposed new
• structure (floor, walls and design in terms of the foundations, structure foundations, structure design. home design.
roof) foundations, structure (floor, walls and roof) (floor, walls and roof)
• bracing. (floor, walls and roof) and bracing. and bracing.
and bracing.
Total marks for Assessment 1 100 marks

Elevation
West
Scale 1:100
Elevation
South
Scale 1:100
Elevation
East
Scale 1:100
Elevation
North
Scale 1:100

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12/06/2023, 05:33 Overview : CON106 Structures for Residential Construction Projects (Open Polytechnic - powered by iQualify)

The six modules for this course are:

Module 1: Essential information - legislation and drawings

Meet your facilitator

Welcome to CON106 Structures for residential

First principles – communication

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Communication: Reading construction drawings

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Thoughts on this page?

Your course structure: Fact sheets 2m

What are in the fact sheets?

Testing your knowledge with tasks

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Welcome to Module 1. Essential information:

 legislation – The Building Act 2004

Thoughts on this page?

Fact sheet 1.1: Key legislation 14m

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Fig 1.1 Structure of the Building Code

© Ministry of Business, Innovation & Employment (Adapted)

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 compliance path options

The Building Code

It covers aspects such as:

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Fig 1.2 The Building Code Clauses

© Ministry of Business, Innovation & Employment

Thoughts on this page?

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Building Code – Clauses 12m

Clause 1: Objective – social objectives from the Building Act

© Ministry of Business, Innovation & Employment

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Fig 1.4 Clause E1 - E3 overview

© Ministry of Business, Innovation & Employment

E1: Surface water

E2: External moisture

 prevent water entry

 prevent the accumulation of water

E3: Internal moisture

Its requirements include provisions for:

 adequate thermal resistance

The Building Code updates and digitisation project

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Solutions and Standards 10m

1. Acceptable Solutions and Verification Methods (AS and VM)

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Fig 1.5 Structure of the Building Code - Solutions and Standards

© Ministry of Business, Innovation & Employment (Adapted)

1. Acceptable Solutions (AS) and Verification Methods (VM)

 calculation methods: using analytical methods and mathematical models

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© Ministry of Business, Innovation & Employment (Adapted)

Australian and New Zealand standards (AS/NZS)

What's next: Design fundamentals

 specific design requires the input of an engineer

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Design fundamentals: Non-specific and specific

 certain types of timber framed buildings

 NZS 3604: 2011 Timber framed buildings

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Advantages and disadvantages

Module 1 & 2

Module 1 & 2