Roman’s Sanctuary
33 BEATTY PARADE
PARADE, SURFDALE, WAIHEKE ISLAND
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An immersive experience–landscaped and expanded upon with curiosity and passion for nature.
Roman’s Sanctuary –An Immersive Experience
33 BEATTY PARADE, SURFDALE
Slow down you’re are here’ isn’t just a Waiheke slogan, it’s the antithesis of living a fast pace, high stress life on the go. Once you set foot upon this sacred property you will feel life ‘slow’
The essence of quietness, the sounds of the Nikau reserve calling the Kakas, Tuis and Kereru, which only you have privy to from your tree top bedroom balcony.
Walk slowly through this space and feel the somatic healing of this property softly touch you. The Alpine Sauna with its spectacular view into the Nikaus will leave you revitalised and whole again.
Roman’s sanctuary was landscaped and expanded upon with his own curiosity and passion for nature. Walk the bridge, follow the special paths to bathe in your own Nikau forest and come full circle back to the house.
Constructed in 2010, the house with clean architectural lines, ply wall linings and natural colour palette, a modern design sitting perfectly in sync with this ancient site. A consented garden studio provides a separate work from home or creative space. Plenty of parking and ease of access. Within strolling of Surfdale Village and just a few minutes drive to Oneroa township and Palm Beach.
The whimsical meets highly functional living at Roman’s Sanctuary.
This is an investment in your own wellbeing - somewhere playful for you, your children and future generations to enjoy and celebrate.
For Sale by Set Sale - closing 4pm Wednesday March 25th (unless sold prior)
Viewings at Open Homes or by Appointment.
CV $840,000.
Property Features
• Well maintained house constructed in 2010.
• Wetback Woodburner; heats water and has both oven and stove top cooking ability.
• Many fruit trees: Banana, Fejoa, Oranges, Kaffir Lime, Plum, Yuzu, Apple, Mandarin, Plum, Avocado
• Ambient Landscaping features throughout property including formed pathways, seating and social areas to enjoy.
• Converted shipping container.
• Electric Alpine sauna with viewing platform into nikau forest.
• Tuscan style courtyard.
• Over 100 year old Tairere and Nikau trees.
• Kawa Kawa trees - renowned for their use in healing tinctures, tea and balms
• Prolific native birdlife predominately Kaka, Tui and Kereru.
• Easy access both sides of house to lower level room via solid path way and steps.
• Private access off the road to converted container bypassing the house. Perfect work from home ability.
• Level and generous on and off street parking.
• Convenient mid-island location just a few minutes from the sand of stunning Palm Beach the vibrant hub of Surfdale village. Within 5 minutes of Oneroa and the passenger ferry.
CHATTELS
• Oven
• Fridge
• Dishwasher
• Range hood
• Washing machine
• Electric alpine sauna
• Heated towel rail
• Light fittings
Floor Plan
Aerial View
Property Title
Property File Summary
A complete property file summary dated 2023 commissioned by the vendors from resource consent consultants Isle Land Planning of main points in relation to planning matters is available from Lisa on request. Some of the information covered as follows:
• 1978 Vehicle crossing permit - driveway access
• 2010 Land Use (resource) consent – 1 bedroom dwelling and separate container studio/garage.
• Dwelling noted as 66m2, building site coverage noted as 93.25% (approx 8.65%).
• 2010 LUC plan: Dwelling shown Downstairs Kitchen/dining/Bathroom, small deck; Upstairs 1 Bedroom, under roof storage, large deck.
• 2010 LUC Wastewater report - Calculations for 4 person/2 bedroom occupancy as studio/garage was assessed as potential bedroom for wastewater loading.
• 2010 Building consent – Two level 1 bedroom dwelling and separate storage shed (container). CCC issued 2012 for dwelling (container shed not mentioned but may have been exempt).
• 2010 BC plan: Dwelling shown as Downstairs Living/Kitchen/Bathroom, small deck; Upstairs 1 Bedroom, storeroom, large deck.
• 2010 BC Wastewater report - Calculations for 4 person/2 bedroom occupancy as studio/garage was assessed as potential bedroom for wastewater loading.
Specifically in relation to the room under the house, there is no record on council file indicating a room or formed space under the dwelling. The room that has been created would trigger consent in this zoning (island bush residential), with options as follows:
OPTION 1: ESTABLISH AS A 2ND BEDROOM
• Establishing the room as habitable space would trigger resource consent in this zoning.
• Use of the room as a bedroom would also automatically involve a wastewater review by council, and usually a requirement for an upgrade of the wastewater system to allow for the extra occupancy.
• However, we note the original wastewater reporting indicates that 2 bedroom/4 person occupancy had already been allowed for, which appears to be supported by the compliance officers comments. The as built drainage plan on file also indicated 200m of dripper lines were installed, exceeding report specifications (under standards at the time) of 160m for that occupancy.
• If the system capacity can be formally verified under current rules, in conjunction with testing confirmation that the system is operating adequately, council wastewater requirements could possibly be satisfied. NB this course of action would need to be assessed by a wastewater engineer before going back to council, to check it was viable, but it may potentially save significant costs if they can confirm an upgrade should not be necessary.
• We also note council’s comments regarding the elevated sauna platform – legally establishing this extra building site coverage could be included with a consent application for the room.
OPTION 2: RETURN TO USE AS A STORAGE ROOM
• If the room was returned to being just a storage room, then (assuming council are okay with this approach) they are likely to require some form of restriction prohibiting use of it as habitable space. We can discuss this further as needed.
NEXT STEP:
• (Above assumes that the shed/garage is being used for storage only, not as habitable space).
• NB Building Code matters (Building Consent/CCC, or Safe & Sanitary reporting) are a separate process to resource consents. We would recommend confirming the room would actually be able to comply under those requirements first, before going down the track of getting wastewater reporting and applying for resource consent, just in case.
• They may also still require the room to be established by way of consents, or safe & sanitary reporting, in regard to any relevant building code matters (the building compliance specialist can advise on this).
We would suggest the next step to be an initial assessment from a building compliance specialist to check the room can be retained, and then a wastewater engineer (if you want to keep the room as a bedroom) to look at the wastewater side of things, and can suggest companies experienced with Waiheke requirements if you don’t already have someone in mind. We can then confirm what else is needed to legally establish the room, if that is what you choose to proceed with.
As noted the above comments relate primarily to resource consent planning matters. Any building consent/building code related matters would need to be addressed separately by a building compliance consultant.
We are happy to assist further with planning and resource consent matters as needed; in the meantime I trust this is of assistance and any further queries, please don’t hesitate to contact me.
