The designer is responsible for ensuring that the plans and specifications are sufficient to result in the building work complying with the building code and the district plan.
Building work involving the siting of a structure needs to have the location of the structure confirmed.
The designer in consultation with the owner will provide Council with the preferred method of confirming the siting.
The following information needs to be included when preparing the application plans and specifications:
- The location of all property and national boundaries and the boundary setback dimensions from the proposed structure. The boundary setback dimensions need to be clear what each dimension relates to e.g. the foundation or the face of the cladding.
- The presence of any reliable boundary pegs (if available).
- Location of site datum on the site plan and origin of this datum.
- Finished floor levels.
- Site contour level points for natural ground levels (and as necessary the inclusion of contours) over the site and along boundaries (recession plane lines) to be used for recession plane compliance purposes.
- Recession plane lines for each elevation, recording the ground level at the point taken, the dimension from the building to the boundary and then from ground level to highest elevation of building (to avoid having to scale from drawings).
- State which of the dimensions of the structure’s location needs to be verified (e.g. boundary setbacks, finished floor levels (FFL) and/or recession planes etc.)
- If the proposed design is to locate the building close to a property boundary (e.g. a minimum 1 metre to the face of the wall cladding or a minimum 650 mm to the building’s eaves), this will require a building location certificate to confirm its location. Any closer to a property boundary would require the external wall to have a fire-rated construction.
The designer has an important role in providing a path to demonstrating compliance for the owner. The more complex the design is, the greater the risk involved with keeping the dimensions within the district plan and Building Act restraints.
The designer would need to propose to the Council if more than one stage is needed to confirm the location of the building. This could be the case for a single structure where there is a finished floor level, the boundary set back dimensions and the position of the structure relative to recession planes that are all required to be checked.
This would also apply when there are a number of structures being constructed at different stages within the same project or a structure has different floor levels such as commercial buildings or complex hill sites.
For confirmation of floor levels and boundary setback dimensions for the structure only, a Building Location Certificate (B-081) [PDF, 49 KB] (also available in Word [DOCX, 693 KB]) or a Building Setout Certificate(external link) (also available in Word(external link)) is provided at the foundation inspection only.
The builder has agreed to set out string lines from reliable boundary pegs to confirm the structure’s boundary offset dimensions to the building inspector.
The structure is not close to any planning restraints and the finished floor level will be confirmed from the surveyor’s site datum (as detailed on the approved building consent documents).
If the dimensions are not in accordance with approved building consent plans then a building location certificate will be required.
It may not always be possible to confirm each required dimension in a single inspection. For example, confirming the setback dimensions to boundaries, finished floor levels and position of the structure relative to recession planes. In these circumstances, the designer should propose to Council how these dimensions can be confirmed in stages.
Boundary setback dimensions and finished floor level can only be determined at pre-pour inspection. Dimensions to recession planes can only be determined at the pre-roof inspection.
This would then mean that a building location certificate would be presented in two stages; stage 1, a partial confirmation and stage 2 a final and complete confirmation.
The staging of a building location certificate would also apply when there are a number of structures being constructed at different stages.