18 Units on a Standard Residential Site - How We Maximised Yield Despite Liquefaction Risk and Highway Noise
The Project
18 units in four apartment buildings. Liquefaction risk under the ground. Highway noise from Wairere Drive above it. A tight site where a waste truck had to maneuver safely. We got every single one of those problems solved and consent granted.
The Challenge
You want to maximise the yield on a residential site but the technical constraints are stacking up: liquefaction risk from the ground conditions, highway noise from nearby Wairere Drive expressway that will breach bedroom noise standards if not specifically addressed, and a site so tight that council is going to scrutinise whether a waste truck can even operate without reversing dangerously onto the public road. Any one of these triggers an information request from council. All three together and an unprepared application gets declined.
The Solution
We led a multi-disciplinary team and built the technical case for every concern before submitting. On liquefaction, we incorporated specific foundation designs to mitigate potential - endorsed by a geotechnical engineer - so council had certified structural safety evidence on day one. On noise, we enforced strict building envelope standards and mechanical ventilation requirements to keep internal bedroom noise below 35dBA, matching the standard for new residential development adjacent to expressways. On waste management, we developed a detailed plan coordinating private refuse collection within the site, eliminating any need for trucks to reverse onto the public road.
The Outcome
Consent granted for a significant 18-unit residential complex that maximises land value and delivers high-quality amenity. If you have a site where intensification seems blocked by technical constraints, talk to us before you downscale your plans.
Project Details
- Location
- Dey Street, Hamilton East
- Council
- Hamilton City Council
- Type
- Residential
- Status
- Completed
Services Provided
- Land Use Consent (Residential Intensification)
- Geotechnical Management
- Acoustic Design
- Infrastructure Engineering
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