Restrictions for building a DIY verandah?

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tims

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Topic # 108125 24-Aug-2012 09:38

Hi

I want to build a covered verandah on one side of my house and have been told that providing it is free-standing (not attached to the house), I don't need a building consent providing it is less than 1 metre off the ground.
However, I think there are some restriction on the maximum size (m3 area) allowable and I can't find much info on this - is it 20 sq metres under the new building regs?

Thanks

nutbugs

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Reply # 676277 24-Aug-2012 09:44

I suspect the detail will depend what part of the country you are in - local bodies love implementing their own special rules! :)
There will not be any area restriction on the deck part as long as it below a metre, unsure about the roof. If it is a "building" (ie shed or similar) I am sure it is 10sq metres.

Niel

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Reply # 676301 24-Aug-2012 10:22

Have a look at the definitions of the words to determine what you want to call it. For example a shade cloth can be used as a verandah, shade sail, car port. Depending on the fine print/definition/location you can go up to 50 sqm.

Someone at work phoned the council and asked if he builds 2 single car ports each attached to a building that does have a consent (requirement for the exemption) but they happen to be touching each other, is that still exempt. The answer was yes. So now he has 2 single car ports not 1 double car port!

http://www.dbh.govt.nz/bc-no-consent-schedule-1

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tims

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Reply # 676348 24-Aug-2012 11:21

Thanks for all the responses. The dbh.govt link you provided is useful but the roof covering will be permanent corrugated iron and while it mentions fabric awning's and the like, I can't see info on restriction for iron roofing. Presumably it will be 20 m3 to match the maximum size of the deck. More investigations needed, I guess!

Niel: Have a look at the definitions of the words to determine what you want to call it. For example a shade cloth can be used as a verandah, shade sail, car port. Depending on the fine print/definition/location you can go up to 50 sqm.

Someone at work phoned the council and asked if he builds 2 single car ports each attached to a building that does have a consent (requirement for the exemption) but they happen to be touching each other, is that still exempt. The answer was yes. So now he has 2 single car ports not 1 double car port!

http://www.dbh.govt.nz/bc-no-consent-schedule-1

chevrolux

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Reply # 676383 24-Aug-2012 12:39

Since the introduction of the license building practioner BS pretty much everything that requires a consent requires a LBP to do the work. I personally think the whole thing is a crock of sh*t but what can you do. Definitely get in touch with your council and see what is required and try to keep it under the limits for consent.

I just built a fence which came in to the 'free standing building' thingy. As long as it was kept under 3m and wasn't built on a shared boundary I was sweet as. I assume there will be similar restraints for deck/pergola type arrangements in terms of area and height.

Niel

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Reply # 676495 24-Aug-2012 16:29

tims: Thanks for all the responses. The dbh.govt link you provided is useful but the roof covering will be permanent corrugated iron and while it mentions fabric awning's and the like, I can't see info on restriction for iron roofing. Presumably it will be 20 m3 to match the maximum size of the deck. More investigations needed, I guess!

I guess m2 not m3 ;-).

Try and lead the discussion with the council, say the construction type is similar to a car port rather than the others and see if they would agree (they should, it makes perfect sense). And then you can go to 20 sqm. Do not just ask what is needed, give the impression you have done your homework and just want to confirm you are correct. Also get the person's name and write down the date of the conversation. It might come in handy later (long story, but we got forced to do a $3,000 resource consent to remove an old house after building a new one instead of before building the new one, and we did phone to check it would be okay).

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MikeSkyrme

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Reply # 676528 24-Aug-2012 17:32

Another thing to watch is the fact that you are putting a roof on. The council may want to see what you plan to do with controlling the rainwater i.e. are you installing a gutter system and will it tie into your stormwater drain?

Michael Skyrme - Instrumentation & Controls

Regs

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Reply # 676620 24-Aug-2012 22:44

decks, paths, carports and other 'impermeable" structures also increase your building coverage on a site and there is a maximum you can hit before you need a resource consent.

in other words, a deck might not itself need a consent (less than 1 meter, etc), but if it pushes your site coverage up over what is allowed under the district plan, then that subsequent increased coverage might need a consent..

For Auckland City, Check the following part of the DP, specifically "7.8.1.4 Maximum Building Coverage"

http://www.aucklandcity.govt.nz/council/documents/district/Part07c.pdf

rest of the text of the district plan:
http://www.aucklandcouncil.govt.nz/EN/planspoliciesprojects/plansstrategies/DistrictRegionalPlans/aucklandcitydistrictplanisthmus/Pages/districtplantexthome.aspx

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Niel

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Reply # 676691 25-Aug-2012 08:58

We have a 675 sqm section in Manukau (South Auckland). On our plans the builders put a ~6m diameter circle and marked it as outdoor living space or something like that to indicate there is enough permeable surface.

The one reason why we had to do the resource consent was because for 6 months we had 2 houses on the section as the old one was to be removed after the new one was finished, saving us moving twice and renting. The 2 houses went 6% over the allowed roof coverage for the section (for only 6 months). The other reason, and apparently the main reason, was the impact on the neighbours due to 2 houses on one section (family + builders) and also the number of vehicles. The second reasons we were only told after we had to pay a deposit to meet a city planner to tell us why we need a resource consent (and then afterwards got invoiced for the 40 minute meeting). We are over it as it happened March last year, this is not a "soap box", but to highlight you do need to to your homework before you talk to council and choose your words carefully and then take the name of the person you talk to who says it is okay to do something, before your site gets flagged as requiring a resource consent after which any meeting with council will cost you.

In your case, make it clear there are no walls it is only a light weight shelter and tell them it is covered (not roofed) with polycarb (stay away from mentioning metal which is associated with a roofing material). Technically there is no difference and any inspector will think it just got replaced, but it makes it easier for a council office staff to understand you are not building a sleepout.

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Reply # 677273 26-Aug-2012 20:42

the 6m circle is yet another requirement - you need to have an outdoor space of a minimum size regardless of your coverage or permeablilty etc

there are bunches more - like not building anything within 3m of the road frontage, having a certain % 'landscaped' and in some places/developments (especially greenfields like botany) there are also covenants that require you to build in a specific material - e.g. brick - and even convenants that force all structures to have tiled roofs (meaning no tin sheds)

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