A FEASIBILITY REPORT, INCLUDING ACCESSIBILITY AND

SUSTAINABILITY, FOR A THE PROPOSED EXTENSION AND

MODIFICATIONS PROJECT AT
201 WAYBY STATION RD.

FOR: THE OWNERS

BY: RAYMOND ARCHER 4208993 CON 107_A3

OPEN POLYTECHNIC
6th October 2021

STUDENT REPORT SUBMISSION TOWARDS COMPLETION OF CONSTRUCTION

COURSE CON 107.
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CONTENTS
EXECUTIVE SUMMARY

1 INTRODUCTION
2 METHOD OF INVESTIGATION & DATA GATHERING
3 RESULTS AND FINDINGS
4 ACCESSIBILITY
5 SUSTAINABILITY
6 CONCLUSIONS AND RECCOMMENDATIONS
7 REFERENCES
8 APPENDICIES
• 8.1 Accessibility evaluation

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EXECUTIVE SUMMARY

This report aims to provide the Owners with the enough information to make an informed decision:
1. Within the site and regulatory parameters
2. By providing some alternative design and material comparisons
3. Maximizing accessibility benefits for their elderly relative and,
4. In Establishing a budget to correct any existing repair and maintenance concerns.
Two reports were compiled and submitted previously to the owners and data compiled through:
1. site investigations,
2. online research.
3. building inspection
The site investigations clarified any ambiguity from the as-built drawings and there are no significant areas of
concern.
The findings thus far have indicated that there will be some costs involved in so much as:
1. Demolition of the existing carport – to be priced
2. Dwelling repairs and maintenance – Scope to be to be confirmed by Owner and to price.
Current accessibility is good and but could be improved upon in the main dwelling as per appendix 8.1 -
Accessibility evaluation as per D1 – access routes. Further elaboration on other regulatory clauses included and
recommended as part of the design process.
Temperature has been the focus for the sustainability topic with the items below as suggestions:
1. Installing windows facing the sun if possible resulting in passive heating. Using the sun to heat
the inside of the home. Using dark surfaces to retain the heat after sunset.
2. Installing doubled glazed windows helps with heat retention.
3. Materials like concrete, bricks and pavers retain heat that help keep the home warm. So fibre
cement claddings like Linea weatherboard from James Hardie.
4. Installing carpets as floor coverings whenever possible

Our recommendation would be to use the parameters set out within these documents to achieve optimum
functionality: Door furniture specifications, light fittings and placements, bathroom fittings and furniture,
benchtops shelving and storage are available in the standard.
NZS 4121:2001 – Design for access and mobility-buildings and associated facilities as a guide and with clauses:
• D1 -Access routes (entry and exits, threshold heights, hand rails and grab rails, doors &
doorways etc)
• G1 - Personal hygiene (bathroom layout and spacing) and
• G5 interior environment. (room spaces, temperature)
The materials to be used in the construction of the addition would ideally be matched with the main house,
regarding roofing, exterior cladding and window joinery. This will tie in the addition to the main structure and
not enable it to “stand out”.

There are no regulatory or physical restrictions inhibiting this project from going ahead. However, financial
restrictions may, and a robust budget should be developed before engaging tradesmen.

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INTRODUCTION

BACKGROUND
In the work to-date we have completed reports determining our site limitations and any regulatory building
restrictions through as-built property drawings (Services, elevations and site plans) and previous consent
information supplied by the Owner. Missing information was obtained through the Local building authority -
Auckland council, specifically regarding any easements and planning restrictions.

PURPOSE
This report aims to provide the Owners with the enough information to make an informed decision:
1. Within the site and regulatory parameters
2. By providing some alternative design and material comparisons
3. Maximizing accessibility benefits for their elderly relative and,
4. In Establishing a budget to correct any existing repair and maintenance concerns.

SCOPE
The Owners of the property, 201 Wayby Station road, have made the decision to assess the feasibility of
building a 20-30m2 extension onto their home to accommodate a frail, elderly relative. The alteration includes a
bedroom, lounge and bathroom.
The report will factor in the current condition of the home with regard to repairs and maintenance, the current
accessibility of the home vs the accessibility requirements of an elderly person in care, and finally some of the
sustainability factors of the design and/or materials, should the owners wish to move forward with the project.

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METHOD OF INVESTIGATION & DATA GATHERING

As mentioned previously, this report is a tool to aid the Owners in their decision-making process.
The previous two reports mentioned were compiled through:
1. site investigations,
2. online research.
3. building inspection
The site investigations clarified any ambiguity from the as-built drawings and there are no significant areas of
concern.
Where there were gaps in the property drawings, online information was sought, in particular to any easements
or planning restrictions and ecologically sensitive zones. This was found using the Auckland council website
and GIS viewer. A certificate of title was purchased to identify any easements. Again, no issues were found that
would add costs or halt the project.
The data from these three approaches was collated into two reports submitted to the Owners earlier as a site
investigation report and a building report.

The information required for the commencement of the project will need to be obtained from multiple sources
and through multiple channels (meetings, phone calls and emails etc.):
The owners would do well to follow the guide set out below:

1. Specialist consultants – Architect, Geotechnical engineer, Structural engineer

• Initial phone conversation
• Site meeting
• Office meeting
• Rates/fees
This process, simplified, will result in a set of drawings the Owners will be able to put out to tender and know
they will be comparing builders quotes on an “Apples for apples” basis.
The architect firm will be able to assist with the consenting process as well and should be enquired upon.

2. Local building authority requirements – Auckland council

• Consent application fee
• Development contributions
• BRANZ/Building levy (over 20K value threshold including GST)
• Zoning and planning permissions – Is a resource consent required? Not for this project.
The above associated costs in 1 and 2 are important to establish ahead of engaging your trades as some of these
are value-based costs and will affect the total budget.
•
3. Trades – Builder, Electrician, Plumber, HVAC and Roofer.
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RESULTS AND FINDINGS

The findings thus far have indicated that there will be some costs involved in so much as:

1. Demolition of the existing carport – to be priced

2. Dwelling repairs and maintenance – Scope to be to be confirmed by Owner and to price.

The site investigations consisted of physical site visits and walk arounds identifying the site of the addition
revealed that the existing carport will need to be demolished/removed and platform to be trimmed to make way
for a foundation that will meet the building code. Unfortunately, this demolition and debris removal will add
dollars to the budget compared with just bare ground to clear.

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A thorough physical building inspection was completed and this did find some defective areas not quite up to
standard. Namely:

1. Deck pile on Eastern side, outside master bed, has pulled away from the bearer above it.
2. Damaged joist is immediately next to the toilet waste line under en-suite bathroom.
3. A significant depression, with a second shallower one adjacent to it, have formed between the
piles under the master bedroom.
4. Exterior cladding needs repainting to protect weatherboard integrity and prevent water entry.
5. Lichen and mould build up to roof that needs to be cleaned off.
6. Spouting and downpipes not installed on back awning and should be fitted ASAP.
7. The back veranda area appears to be a DIY installation.
8. Access stairs to back deck do not meet the NSZ3604 standard for accessways.
9. En-suite bathroom wall hung vanity top requires sealing at the wall connection to prevent water
penetration into the cabinet itself below.
10. 10. The rot discovered in ranch slider sill.

These Items will need to be priced by specialist Engineer and builders in order to assist with the Owners
decision making process. These costs will affect which alternative design and material options will be
eliminated for the addition/accessibility modifications.
None of the items found yet affect the position and continuation of the addition, apart potentially, from a
financial one, restricting options with regard to the addition.

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ACCESSIBILITY

The overall accessibility of the main house was measured using NZS 4121:2001 – Design for access and
mobility-buildings and associated facilities as a guide and with clause D1 of NZBC - Access routes.

All buildings must comply with the Building Act 2004 and its Acceptable Solution. Section 118 if the
Building Act requires people with disabilities to be able to 'carry out normal activities and processes' in the
building. However, this requirement does not extend to residential housing.

Clauses of particular relevance to designing for people with disabilities are:

• D1 access routes
• D2 mechanical installations for access
• F8 signs
• G1 personal hygiene
• G2 laundering
• G3 food preparation and prevention of contamination
• G5 interior environment
• G9 electricity
• G12 water supplies (Open Polytechnic, 2021)

Focusing specifically on D1 Access routes and G1 personal hygiene (bathrooms) and G5 interior
environment.

(see Appendix A for current evaluation)

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SUSTAINABILITY

Good design is sustainable design that makes efficient use of natural resources, materials and energy throughout
the life of the building. While sustainability and universal design are not directly related to determining the
feasibility of a project, they are important aspects to be considered during the design, remediation, or renovation
of a building.
While most products are specifically designed with the end user in mind, houses that should be designed to
meet the needs of the occupants frequently miss the mark. In the past, houses were built to face the street, not
the sun. Houses were also often close to the ground, with poor subfloor ventilation and no vapour barrier
between the ground and the floor. (Open polytechnic, 2021)

There is an extensive amount of information available on the internet for each of the sub-headings below with
regard to good design and the owners should do some research on these topics to establish their preferences and
include in the design process.

1. Sustainable design
2. Passive heating
3. Human comfort
4. Thermal insulation methods and materials
5. Light and ventilation
6. Simple sustainable solutions
7. Universal Design (Open Polytechnic, 2021)

I we were to pick one topic to elaborate a further on in this section it would be temperature. From personal
experience I found my Grandmother was very temperature sensitive. As her skin density thinned and her health
declined she became more susceptible to illnesses. Consider:

• Installing windows facing the sun if possible resulting in passive heating. Using the sun
to heat the inside of the home. Using dark surfaces to retain the heat after sunset.
• Installing doubled glazed windows helps with heat retention.
• Materials like concrete, bricks and pavers retain heat that help keep the home warm. So
fibre cement claddings like Linea weatherboard from James Hardie.
• Installing carpets as floor coverings whenever possible

These considerations will also assist in the saving of power into the future. Other aspects to consider will be the
type of insulation, interior linings and lighting options as temperature regulators/contributors.

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CONCLUSIONS AND RECOMMENDATIONS

With the entire project based on autonomy and care for a frail elderly relative, the Owners should base their
choice of materials, products and design to that end.
Although this is a private set-up and not an official care facility. The owners, with their Designer, will be able to
research the requirements of the NZ Building code for the care of Disabled persons and apply these
requirements to best suit their budget and functionality.
This in part can be achieved by keeping the universal design principles from The Barrier Free Trust in the
design process at the fore:

1. Equitable use - the design is useful and marketable to people with diverse abilities;

2. Flexibility in use - the design accommodates a wide range of individual preferences and abilities;

3. Simple and intuitive to use - use of the design is easy to understand, regardless of the user's
experience, knowledge, language skill or current concentration level;

4. Perceptible information - the design communicates necessary information effectively to the user,
regardless of ambient conditions or the user's sensory abilities;

5. Tolerance for error - the design minimises hazards and the adverse consequences of accidental or
unintended actions;

6. Low physical effort - the design can be used efficiently and effectively with a minimum of fatigue;

7. Size and space for approach and use - appropriate size and space is provided for approach, reach,
manipulation, and use regardless of user's body size, posture or mobility. (Barrier Free, 2015)

The three regulatory clauses we would advise using through the design process are:

1. D1 -Access routes (entry and exits, threshold heights, hand rails and grab rails, doors & doorways
etc)
2. G1 - Personal hygiene (bathroom layout and spacing) and
3. G5 interior environment. (room spaces, temperature)

Items like door furniture specifications, light fittings and placements, bathroom fittings and furniture, benchtops
shelving and storage are available in the standard. NZS 4121:2001 – Design for access and mobility-buildings
and associated facilities as a guide and with clause D1 of NZBC - Access routes.

Our recommendation would be to use the parameters set out within these documents to achieve optimum
functionality.

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From NZBC: G5/AS1 page 14

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The materials to be used in the construction of the addition would ideally be matched with the main house,
regarding roofing, exterior cladding and window joinery. This will tie in the addition to the main structure and
not enable it to “stand out”.

Property details from building inspection report

Materials pricing can be obtained through a local building supplier or through a certified builder who can then
price the materials and the cost of the installation.

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REFERENCES

Analytical report – What is it and how to write it? (2020, April 17). Marketing Analytics and Social Media Reporting |

Whatagraph. https://whatagraph.com/blog/articles/analytical-report

Bruce Pitchers. (2021, July 28). Cost of building a house NZ: What's the average cost? Canstar. Retrieved September 30,

2021, from https://www.canstar.co.nz/home-loans/how-much-to-build-a-new-house-in-nz/

Building Biology and Ecology Institute - Information. (2015, November 27). Retrieved September 24, 2021,

from https://www.bbe.org.nz/information

Calculators. (n.d.). Design Navigator. Retrieved September 24, 2021, from https://www.designnavigator.solutions/

Clause G5 Interior Environment. (2011). Building Performance. Retrieved October 4, 2021,

from https://www.building.govt.nz/assets/Uploads/building-code-compliance/g-services-and-

facilities/g5-interior-environment/asvm/g5-interior-environment-1st-edition-amendment-2.pdf/

Energy Efficiency and Conservation Authority. (2010). GUIDELINES ON THE USE OF GLASS, MASS AND INSULATION FOR

ENERGY EFFICIENCY. https://www.winterglaze.co.nz/assets/Uploads/EECA-Designing-comfortable-

Homes-Dble-Glazing-Sept-2010.pdf/

Jakki Bendell. (2014, June 13). Outline your document in Microsoft Word [Video].

YouTube. https://www.youtube.com/watch?v=RHbvm9DDhuU/

Ministry of Business, Innovation, Employment. (2020, June 10). Building Levy. Building

Performance. https://www.building.govt.nz/building-officials/building-levy/#jumpto-calculating-the-

building-levy

New Zealand Building Code Clause G1 Personal Hygiene. (2011). Building Performance. Retrieved October 4, 2021,

from https://www.building.govt.nz/assets/Uploads/building-code-compliance/g-services-and-

facilities/g1-personal-hygiene/asvm/G1-personal-hygiene-2nd-edition-amendment-6.pdf/

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Square metre rate for building a house. (2020, January 17). NZ Living Homes | We Design and Build Better Homes.

Retrieved September 30, 2021, from https://nzlivinghomes.co.nz/square-metre-rate-for-building-house

Stephen Gracey. (2021, August 17). Labour shortages and supply chain disruptions impact construction costs. RLB |

Oceania. https://www.rlb.com/oceania/insight/labour-shortages-and-supply-chain-disruptions-impact-

construction-costs/

THE CENTER FOR UNIVERSAL DESIGN. (1997). The principles of universal design. NC State

University. https://projects.ncsu.edu/ncsu/design/cud/pubs_p/docs/poster.pdf

Universal design and Lifemark standards - accessible and adaptable apartments - Auckland design manual. (n.d.). Free

Design Advice for Homes, Buildings & Neighbourhoods - Auckland Design Manual. Retrieved September 22,

2021, from https://www.aucklanddesignmanual.co.nz/sites-and-buildings/apartments/guidance/the-

building/universal-design

University of Melbourne. (2012, June 22). PROJECT FEASIBILITY REPORT CHECKLIST. KDK College of

Engineering. https://www.kdkce.edu.in/pdf/Project%20Feasibility%20Study%20Checklist.pdf/

(n.d.). Waiting for the redirectiron... https://checkykey.com/construction-feasibility-study-checklist

What is a feasibility study/Report | Technical writing. (n.d.). Lumen Learning – Simple Book Production.

Retrieved September 22, 2021, from https://courses.lumenlearning.com/alamo-

technicalandbusinesswriting/chapter/unit-4-b_feasibility-report_readings-2/

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APPENDICIES
• 8.1 Accessibility evaluation

Table 8.1: D1 evaluation of current dwelling

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Table 2: Continued

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