Case Study: 1121 Great South Road
1121 Great South Road demonstrates our solutions at their fullest potential.
In late 2022 Hayden Bryant of Scarborough Group approached us for help on a large parcel of land for his client. The site had been purchased to leverage the long term growth in South Auckland. He had prior experience with our style of work in Melbourne for many years, and understood the potential we could open up on complex sites like 1121 Great South Road.
At the time it was occupied by suppliers to the industrial market, a helicopter airstrip, and several small industrial shops. The historic administration of these tenancies had been formulated solely through hand shake agreements. Hard copy files were very hard to come by.
His request was simple - could we create plans that would firm up the current potential of the site, and work with the council to ensure that the parcel of land aligned with the council’s consent requirements for Industrial uses in Future Urban zoned lands.
What could we do to measure, draw and deliver on a site where common accessways, tenancy areas and green belts all had a mixture of defined and undefined boundaries? An out-of-the-box combination of Site Plans and Rentable Area Surveys was the way to massively help Hayden and his team.
Site Plan + Rentable Area Combinations :
Site Plans are a great tool for understanding the feasibility of the site, how the buildings are located to boundaries, how well utilised the site is for parking, yard use, or even landscaping use.
Now combine this with measured Rentable Area boundaries of the warehouses and offices, the yard areas and development lands, the shared accessways, green belts, B-Train truck egresses and much more. The solutions are endless.
Hayden met us for a site walk around and a discussion on the specifics of the site. Some tenants had open boundaries to grass verges while other tenants’ boundaries went to fence lines hidden under green belt vegetation. How could we best display the use of the site that would work with Hayden and his client, and also with the council and their consenting requirements.
We knew that the best solution to gather as much accurate data into one singular file was to survey the entire parcel with a drone, and capture hidden fixtures with traditional survey methods.
We could then determine with high accuracy where gravel lines and grass edges started, how aligned concrete block retaining walls were, and if tire walls or shipping containers formed tenancy boundaries.
This allowed us to create a photographic map of the site that would form the base of our Rentable Area Site Plans.
We were then able to convert that raw survey data into a combination of our detailed Site Plan and Rentable Area Survey templates. After going over draft issues with Hayden and his team, we went to work on the finer details of common access pathways, embankments, and green belts.
We also had to account for a B-Train vehicle access route that passed through a number of the tenancies on the Southern Motorway Boundary.
Once these high level details had been confirmed we could progress with Individual Plans of each yard. Hayden and his clients would now have detailed plans of each tenancy, their site constraints, and their leasing arrangements under the current PCNZ Guidelines.
This level of detail would also allow Hayden to work with the council on updates to the required elements for consenting.
Yard A8 + 10 Individual Plan :
The Yard A8 + 10 individual Plan is a good example of the level of detail that was required from the start of measuring through to the end of the drawing process.
This tenant occupied a large open gravel yard along the central green belt and stream. The only defining feature abutting the “Common Access 2” pathway was a partial concrete retaining wall. And finally, the boundary along Great South Road was fenced, but the fenceline was now hidden within a mature Macrocarpa hedgerow.
Our collaborations with Hayden on site and in the draft drawing process allowed us to work through the unusual features here. We were able to average out the lease line along the central green belt. We made a standard dimensioned width of the Common Access from the retaining wall, and extrapolated that width through the rest of the pathway where there were no other defining features. Finally, the tenancy boundary within the hedgerow was confirmed to the fence, or to the legal boundary line.
These definitions were then noted on the plan for both the landlord and tenant to understand the yard use and how it was being utlised. These measured definitions also allowed the council to see how this yard was configured to their current requirements.
1121 Great South Road demonstrates our ability to think out of the box for our clients solutions.
This was a fantastic site to be involved with in both a surveying and drawing capacity. We really enjoyed the technical aspects that the site offered with both the drone and traditional survey tools. Our team had a lot of fun working out how to combine several formats of drawing and information styles into one legible set of plans for Hayden and his team.
We were pleased to see the results across multiple leasing agencies during the months after the completed project too. We have certainly enjoyed the collaboration on many other projects from Scarborough Group over the last few years.