Q&A Flashcards
Winning work:
How does your company get new commissions and win work?
What is a loss leader?
- Understand site analysis. What are some resources about the site that you
would obtain?
Type of site: parkway sloping to NE
Direction sunlight
Adjacent context - SH1, police station, residential properties
Confirm all unitary plan requirements eg, zoning, land use, rules, site coverage, recession planes etc. Obtaining a LIM will provide relevant information such as special site characteristics such as erosion, flooding information, historical information, A PIM will provide more site specific information as well. Site visits – confirm climate data such as prevailing weather patterns and sunlight and shading impacts on the site and additional site features eg Streams, trees etc. Also confirm eq zone, corrosion zone, wind and climate zones etc. Obtain a certificate of Tile which will included easements and any caveats on site.
Confirm if any items of cultural significance – these are listed in the district plan.
What does the term ‘limited as to parcels’ mean?
Land parcel has limited information. Sites where area and dimensions of the title are not guaranteed. Found at the top of the title is site is limited. Generally older subdivisions where a proper survey was never undertaken.
What is shown on a surveyor’s plan?
Floor levels, critical RL’s such as existing roof levels, building edge, property boundaries including coordinates, existing services SW, WW, conduits, cess pits, contours, existing trees, existing landscape features eg, rock wall, retaining walls, any existing driveways, foot paths etc
What is a covenant?
Formal agreement between two or more parties. Similar to contract conditions but the burden they impose may remain enforceable to parties who were not party to the original agreement.
Restrictive convenants may be imposed by a seller of a piece of land, preventing the buyer from using it in a way that could cause harm to land the seller has retained. Eg,
- Prevent buildings or structures being erected on the land
- Prevent use of the land for business activity
- Present residential development on the land
What is an encumbrance?
An encumbrance is a claim against a property by a party that is not the owner. An encumbrance can impact the transferability of the property and restrict its free use until the encumbrance is lifted. The most common types of encumbrance apply to real estate; these include mortgages, easements, and property tax liens.
An encumbrance is a restriction or limitation on the Certificate of Title, which may or may not be able to be removed. Encumbrances include mortgages, changes, easements and covenants. Some encumbrances may benefit the property.
What is an easement?
SS Parnell had an easement, portion of the site the public could walk through / access from the train station up to the main road.
How do you deal with an archeological site? PN5.202 & PN7.104U (JC)
Definition of archaeological site:
Archaeological ‘authority to modify’, where work is proposed on a site associated with human activity before 1900s.
Owners role: need to obtain authority prior to excavation
PNs: resource management Act
- Local authorities to write district plans
- Provide protection of historic heritage from inappropriate subdivision, use and development,
- District plans have schedule of built heritage, comprising structures, objects, buildings and areas with rules to control modification including relocation and demolition
- Architect’s role to review heritage schedule with the local authority
Historic places Act
- Required to establish and maintain a register of historic places, areas, waahi tapu
- Architect’s role – check register of the HPT when working on an existing building
Building Act
- Legislation controlling built heritage
- Assessing application for building consent, local authority is required to take into account principles of section 4(2)(f) of the Act:
facilitate preservation of buildings of significant cultural, historical or heritage value.
Know what is contained in the A-N sections of the Auckland Unitary Plan
(Operative in Part)
Each chapter generally provides the objectives and policies and, in the case of the regional and district plans, the rules for a particular resource management matter or issue or a location or other information to support the use of the Plan.
The Plan maps (the planning maps) show overlays, zones, precincts and designations affecting land, water and airspace. They also show zone and Auckland-wide standards that have a spatial component to them such as the Height Variation Control or the Subdivision Variation Control. Additional maps for specific matters are also included within the text of the Plan.
A:Intro (Purpose of the plan and explanation of the chapters)
B: Regional Policy Statement (All regional policy statement objectives and policies are found in Chapter B)
C: General Rules (There are a number of general rules which apply throughout the Plan except in the
regional policy statement and where otherwise specified. These include rules applicable to the consent process and notification of applications, how applications involving multiple activities and different types of plan provisions will be assessed, and how infringements of standards for activities will be assessed.)
D: Overlays (Overlays manage the protection, maintenance or enhancement of particular values
associated with an area or resource. Overlays can apply across zones and precincts and overlay boundaries do not follow zone or precinct boundaries. Overlays also manage specific planning issues such as addressing reverse sensitivity effects between different land uses. Overlays generally apply more restrictive rules than the Auckland-wide, zone or precinct provisions that apply to a site, but in some cases they can be more enabling.)
E: Auckland Wide (Auckland-wide provisions apply to the use and development of natural and physical
resources across Auckland regardless of the zone in which they occur.)
F: Coastal (Descriptions of different Coastal-related zones eg Ferry Terminal Zone. The coastal marine area applies to the foreshore, seabed, water and air from mean high water springs to 12 nautical miles (territorial sea). It is defined in section 2 of the Resource
Management Act 1991.)
G: Rural Urban Boundary (RUB) (The Rural Urban Boundary identifies land potentially suitable for urban development.)
H: Zones (Overview of all the different zones that are on the planning maps. Zones manage the way in which areas of land and the coastal marine area are to be
used, developed or protected. The spatial application of zones generally identifies where similar uses and activities are anticipated. All land and all of the coastal
marine area within the Auckland region is zoned, except for roads.)
I: Precincts (Precincts enable local differences to be recognised by providing detailed place-based
provisions which can vary the outcomes sought by the zone or Auckland-wide provisions and can be more restrictive or more enabling. Precinct provisions are located in Chapter I and grouped according to their location as Auckland-wide, central, north, west and south. Precinct areas are identified on the planning maps.)
J: Definitions (All provisions in this section are regional policy statement, regional coastal plan, regional
plan and district plan provisions)
K: Designations (A designation is a provision in the Unitary Plan that gives effect to a notice of requirement
for a public work or project by a requiring authority. Requiring authorities include a
Minister of the Crown, local authority or approved network operator. A public work or project could include a school, police station, road, park, or a network utility.)
L: Schedules: (Tables identifying specific natural features, ecological areas, volcanic viewshafts etc.)
M: Appendices
N: Glossary of Maori Terms
What is on a LIM, PIM and CT (AL)
LIM: Summary of information that council holds on a property. Eg sewer drains, erosion issues
PIM: A report that council specifically prepares on request. Contains information on special features of the land and existing utility services. Also contains RC, heritage approvals and development contributions.
CT: Certificate of Title: Otherwise known as a memorandum of interests, contains a deposited plan, information on the land parcel, ownership, easements, covenants, mortgage information. Also known as record of title
What are the interests involved in a certificate of title? (AL)
New wording for “memorandum” as above.
What is a deposited plan DP?
- Surveyor submits an LT (land transfer) plan, which is an approved survey.
- Surveyor supplies info to council and requests certifications
- Surveyor instructs lawyer to request titles from LINZ
- LINZ approves. Plan is then formally deposited and becomes a DP.
Understand the terms; Freehold, crosslease, leasehold, fee simple, life estate, stratum, crown ownership
Freehold: also known as fee simple, is the most common ownership type in New Zealand.
Leasehold: someone else owns the land. You purchase an exclusive right to possession of the land and the buildings on it for a specific period of time according to the terms of the lease.
Cross-lease: you own a share of the freehold title in common with the other cross leaseholders and a leasehold interest in the particular area and building that you occupy.
Unit Title: is most common in a building development where there are multiple owners.
Life Estate: form of joint homeownership. Ownership is shared between a life tenant and a so-called “remainderman.” As the name suggests, the remainderman has an ownership interest but cannot take possession until the life tenant’s death.
Stratum: form of ownership and housing tenure devised for multi-level apartment blocks and horizontal subdivisions with shared areas. The word “strata” refers to apartments being on different levels
Crown ownership:
What information and assistance might you need for a site?
Certificate of Title, Drainage Plans, Regional, District & Unitary Plan Overlays, Cadastral survey plan showing legal boundaries, area and dimensions – i.e. Deposited plan, survey office plans, maori land plans), height to boundary info sheet (HIRTB – Height in relation to boundary surveys), LIM, PIM, Site photos, soil condition/ topographical condition, utilities, and services, Schedule of notable trees, And for refurbishment project, existing services or structures, asbuilt records, contamination report, HPT Register (register of historic places)
What do the geotechnical engineer look at on site? What will the Geotech report show?
A geotechnical engineer will access the soil, rock and groundwater conditions to ensure stability and safety of the proposed structure.
Geotech Report will show:
1. Site investigation findings and i.e. subsurface soil profiles, ground water conditions, rock
2. Engineering analysis i.e. soil bearing capacity, soil instability or seismic activity
3. Specific engineering recommendations for design – i.e. foundation design modifications to ensure the stability of the structure
4. Interpretation and analysis of Soil testing data (project specific data). I.e soil classification, strength and compaction characteristics.
5. Suggested solutions for anticipated problems.
Examples
Tanking - AirNZ 3m water table and the lift pit was 1.6m.
Brightside - Basalt ground - foundations/vibration/sounds - assessment of environmental effects
Western Springs - ECBF
Subsurface soil profiles
Seismic activity, foundations engineering stability of structure
soil testing data
strength, compaction
Suggest solution for problem
Which laws and statutes govern the role of Architects?
Registered Architects Act 2005
* Administered by MBIE
* General laws on Registered architects
* Currently under review.
Registered Architects Rules 2006
* Pursuant to section 67 of the RAA: Board must make rules relating to registered architects
* These rules set out the requirements for becoming and remaining registered architects.
* Contains codes of ethics
Registered Architects Amendment Rules 2020
* Legal regulations that amend the existing RAR 2006.
Recent event - MBIE challenged registered architect - remove. NZIA provided submissions.
Tell me about the Building Act
Released in 2004, Building act is made:
a) to provide for the regulation of building work, the establishment of a licensing regime for building practitioners, and the setting of performance standards for buildings to ensure that
1. People who use buildings can do so safely and without endangering their health
2. Buildings have attributes that contribute appropriately to the health, physical independence, and well-being of the people who use them
3. People who use a building can escape from the building if it is on fire
4. Buildings are designed, constructed and able to be used in ways that promote sustainable development.
b) To promote the accountability of owners, designers, builders and building consent authorities who have responsibilities for ensuring that building work complies with the building code.
What are the Building Code Clauses?
Building Code – contained in Schedule 1 of the Building Regulations 1992, sets the minimum performance standards buildings must meet.
Building Code Clauses as follows:
A – General Provision
B – Stability
C – Protection from Fire
D – Access
E – Moisture
F – Safety of Users
G – Services and facilities
H – Energy Efficiency.
For Specific buildings - Backcountry Huts / Simple House – Revoked.
Buckland School - Risk Matrix
SS Parnell??
What parts do you especially need to consider for an existing building?
The building needs to be investigated thoroughly before commencing works..
- 3D scan of the building / Point cloud
- Survey plans (show the area and dimensions of a property. They include the observations that the surveyor made or calculated to define the property boundaries).
- Structural Report
- Asbestos Report
- Any historic information – heritage / cultural value
- Demolition Report
- Involvement of heritage architects & Planner
As reasonably practicable as possible
What should you do if the client requests ‘originality’?
How would you go about winning work if you had your own company?
What happens during initial client contact and meetings?
What information are you looking for?
What are joint ventures and what insurances are required?
What is a Public Private Partnership PPP and what are the risks of getting involved?
What are the pros and cons of winning work via competitions?
What should / would you do if you won a project due to the skills of an employee but they leave?
Agreements:
What makes up a proposal for services?
What are the 4 parts of the AAS and other standard agreements and the risks behind them?
What are the differences between AAS, CCCS and IPENZ, MOE contract etc
Who owns the copyright under the different agreements?
What are the differences between sub and separate consultants?
What are the risks in engaging sub-consultants?
What does the insurance for liability cover?
How do you obtain fee quotes from sub-consultants and engage?
What if the client asks you to recommend a separate consultant?
What are the standard methods of setting fees and how does your company do it and why?
How do you ask for additional fee? What is the process? How can you word your agreement to allow for that? PN3.200’s
How do you agree a scope of works?
How do you define a budget? PN1.211
What does novation mean and what are the implications? What are the pros and cons?
What does ‘Limited services’ mean and what are the benefits and risks associated?
What are the implications of having clients that are in a trust vs private?
Winning work:
How does your company get new commissions and win work?
What is a loss leader?
What should you do if the client requests ‘originality’?
How would you go about winning work if you had your own company?
What happens during initial client contact and meetings?
What information are you looking for?
What are joint ventures and what insurances are required?
What is a Public Private Partnership PPP and what are the risks of getting involved?
What are the pros and cons of winning work via competitions?
Agreements:
What makes up a proposal for services?
What should / would you do if you won a project due to the skills of an employee but they leave?
What are the 4 parts of the AAS and other standard agreements and the risks behind them?
What are the differences between AAS, CCCS and IPENZ, MOE contract etc
Who owns the copyright under the different agreements?
What are the differences between sub and separate consultants?
