Garnet Road Townhouse

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A six-townhouse remediation project where individual consultant’s agreements and all construction contracts were with each individual townhouse owner, but the works are being delivered within an over-arching suite of projects under one master programme. The projects scope was to essentially rectify non-compliant construction work identified in Auckland Council’s Notice to Fix for seven townhouses located in Garnet Road, Westmere, Auckland.

Chapman Consulting Ltd prepared the initial Contract documentation and ran a tender process to identify the ‘best for project’ Contractor.

The original remediation scope of works design for each individual townhouse had been undertaken by a partially qualified architectural designer/owner under the guise of another Designers LBP Design 3 Licence (and who professed to be a qualified Architect). This design was subsequently deemed by the Auckland Council to not comply with the NZ Building Code requirements and the remediation works were subsequently suspended while a new NZBC compliant design was developed by a qualified licenced Building Design Practitioner and six new building consents were then re-applied for and uplifted and the suspension notice withdrawn enabling the contractor to recommence works some 9 months later..Chapman Consulting Ltd then prepared a second full set of contract documents and were empowered by each owner to negotiate with the incumbent Contractor an individual contract fixed lump sum price for each townhouse.

Chapman Consulting Ltd then subsequently project managed individual townhouse deliveries from a client project management, Engineer to the Contract and as the Project Quantity Surveyor (PQS).

Client: Various (individual townhouse owners)

Location: 39B, 39C, 39D, 39E, 39F, 39G Garnet Road, Westmere, Auckland

Services: Client Project Manager, Project Quantity Surveyor and Engineer to the Contract (NZS3910:2013) for seven separate clients.

Value: $750K+ for each town house

Duration: Initially a 9-month period. the a further 9 months post the lifting of the works suspension notice

Challenges & Performance

The project procurement and delivery became extremely complicated by an unprecedented set of circumstances developing where the initial consented remediation design (by others) failed to meet the standards of the Territorial Authority (Auckland Council) and the Building Code. This severely impacted on the ability to deliver the results that each owner was expecting. Chapman Consulting Ltd were then re-engaged by six of the seven owners to navigate the complex building consent noncompliance issues that subsequently prevailed with the Auckland Council. The result being that a new start was made - this required the existing project scope to be abandoned, and a new scope of works developed with a new design team lead by CCL, to develop a total redesign for the façade/cladding and new Building Consent Applications requiring to be made. This process put significant pressure on existing project budgets established on what was an inadequate and non-compliant scope of works (prepared by others) that had previously been consented.

  • CCL provided high quality client project management, technical, contractual, and commercial business acumen, astuteness, and competency in all that they did on the projects.
  • Warren Chapman was appointed as the Engineer to the Contract
  • CCL provided strong positive leadership and guidance through trying times and had the client’s best interest at the forefront of all actions and decisions made by them.
  • CCL were responsive and proactive in dealing with all project challenges and that of the success of the project’s delivery to date.
  • Following the initial failure of the already consented design to meet standards, CCL was retained by the owners of six town houses to deliver their project.
  • The remediation projects have restored the functionality and total appearance of each townhouse. CCL was instrumental in bringing new build solutions to the owners, with outstanding value now being gained by each owner.
  • The projects are currently nearing a final handover stage - CCL are receiving accolades from the owners, the Auckland Council, the neighbouring public in general, and that of the contractor.