Building Consent / PIM Application

Transcription

1 Building Consent / PIM Application Applying for a building consent: The basic information WHAT IS A BUILDING CONSENT? A building consent is written authority from the Council to carry out the building work described in the application. It is issued for building work that Council considers will comply with the New Zealand Building Code (NZBC) providing the work is constructed in accordance with the details submitted in the consent application. WHY DO YOU NEED A BUILDING CONSENT? You are required to obtain a building consent to prove to Council that the building work, when completed, will comply with the NZBC. The NZBC is prescribed under the Building Act which exists to ensure that: people who use buildings can do so safely and without endangering their health, buildings have attributes that contribute appropriately to the health, physical independence, and wellbeing of the people who use them, people who use a building can escape from the building in the case of a fire, buildings are designed, constructed, and able to be used in ways that promote sustainable development. WHEN DO YOU NEED A BUILDING CONSENT? Anyone who wishes to carry out building work - including any temporary or permanent, movable or immovable structure (including swimming pool fences) and its service connections - requires a building consent. This also includes some temporary structures such as marquees (depending on floor area). Please note, some building work is exempt from requiring a building consent, however, it is still a requirement of the Building Act that all such building work must comply with the Building Code. A guide to building work that does not require a building consent is available from the Department of Building & Housing website (for free download) at WHEN DO YOU NEED TO APPLY? Once you have submitted your application Council has a statutory processing period of 20 working days to work within. Should further information be requested, the period is paused until the information is provided. Once a building consent has been granted, the building work must be started within 12 months and it is advantageous to have the work completed to Code Compliance Certificate (CCC) stage within 2 years when Council is required to make a decision whether to issue the CCC. It is important to keep this in mind when determining the timing of your project or your Building Consent could lapse. HOW TO APPLY You need to prepare your application and provide all the information required as outlined on the application check sheet. You may also like to refer to our other customer & designer guides relevant to your project type for more hints and tips for preparing your application. You need to lodge your building consent application to the Building Department at Grey District Council, located upstairs at 105 Tainui Street, Greymouth. You may also lodge your application by post however it is preferred that you lodge it in person to ensure the submission is complete. A fee is also payable at this stage, details of which are outlined below. SCOPE OF BUILDING CONSENT In order to assess and issue your building consent application the following approvals from outside the Grey District Council Building Consent Authority may also be required: Resource Consent from Grey District Council Planning. If resource consent is required you will be notified. You may be required to provide extra information and there is a fee payable. 1

2 Approval from West Coast Regional Council is to be provided for any proposed on-site wastewater treatment. Permission from Grey District Council Assets Management and Engineering is required for any work such as services which occurs outside your legal property boundaries. This includes linking into existing Council owned stormwater and sewage systems. Your building consent does not give you permission for any work covered by the above approvals unless a copy of the approval from the relevant authority is provided. THE APPROVAL PROCESS The approval process is explained diagrammatically on the last page. AMENDMENTS TO YOUR BUILDING CONSENT After a building consent has been issued no deviation or alteration from the original plans and specifications is permissible without the written approval of the Council. You will need to lodge appropriate drawings documenting the alterations to your approved proposal and apply for an alteration to your building consent. You will be charged (time-based) for the processing of your amendment so it is important to ensure that the details you submit in your original application are correct. A Council officer will be happy to discuss the changes with you and advise of the required documentation. COMPLAINTS AND APPEALS Should you have any complaints or wish to appeal any decision made by a Council officer in regard to your building project, which cannot be resolved with that Officer, please contact Grey District Council Environmental Services Manager. PRESENTATION GUIDELINES The information submitted with the application needs to be sufficiently clear so that: The Building Consent Authority (Council) is able to determine whether the application complies with the New Zealand Building Code (NZBC). Any reasonably competent builder or installer picking up the consented drawings and specifications is able to undertake the project in compliance with that documentation, and the NZBC, and as the Designer intended. The drawings and specifications are legible, easily followed, and details clearly identified. Please ensure a consistent approach to grammar and language. Plain English and common words are preferred. The completeness of the drawings and specifications provided will determine how successful and expediently a Building Consent application can be processed. The emphasis is therefore on the Applicant, Agent (if nominated) and Designers to ensure ALL the relevant design information submitted is full, clear, accurate and concise. When a Building Consent application is processed, once formally received by Council, it is done so using checklists which have been produced to align with the relevant parts of the NZBC and standard acceptable solutions appropriate to a particular building type. For example, there is a specific checklist for non-habitable outbuildings (e.g. detached garages and farm sheds), and others for commercial or industrial buildings. Where, during the processing stage by Council, elements of the design information submitted require clarification a Request for Further Information (RFI) will be drafted and sent to the Applicant, Agent or Designer (whoever is stated on the Building Consent application form) detailing what needs to be addressed. For the period this part of the process takes, the clock is stopped, and will re-start upon receipt by Council of the amended or additional information requested. Note, Council has a statutory processing period of 20 working days to work within. If the response received by Council to an RFI correspondence is deemed to be incomplete, then Council may issue a further RFI, or refuse an application (and explain the reasons why). Building Consent applications are reviewed and processed by the Council s Building Control Officers whose competence to undertake this work is assessed independently on an annual basis. However, when dictated by workloads and available resources, Council also use external contractors to assist them to process Building Consents. Where a waiver or modification to the Building Code is proposed as part of the Building Consent application, a fully completed BAM 123 form is to the be provided by the appropriate Designer. 2

3 DRAWINGS All drawings should contain a drawing number and title, the designer s and owner s name, project address, and be dated for version control. Drawing conventions including line types and widths, lettering type and size, symbols for building features and elements, designation of spaces, representation of materials and cross-referencing conventions, should generally conform to AS/NZS 1100 Technical Drawing. Either hand-drawn or CAD (computer-aided design) drawings are acceptable. All dimensions are to be given in metric terms with all plans drawn to an accurate scale to allow for dimensions to be checked. All plans should have a text that is clear and readable. Drawing sizes may vary according to circumstance and convenience, usually ranging from A0 to A4. The size of drawing sheets should be consistent within a single set of project drawings. However, occasionally drawings or diagrams of components and construction details are more appropriately provided in A4 size and bound in with specification data (for example, a specific engineering detail). The size and complexity of the project often determines the level or amount of detail needed, and extent of associated structural and building services-related documents. Where most practicable, floor plans should be draw at 1:50 with a minimum scale of 1:100. Site plans should be drawn at 1:100 or 1:200 as appropriate for the project. Details are to be at a minimum scale of 1:5. The scale and drawing size must be shown on the drawing (eg 1:100 at A3). Where a finished dimension is critical for compliance or construction, you should clearly identify it in the relevant drawing or specification. Timber sizes should be identified by its actual finished size. Drawing revisions should be clearly indicated by way of clouding or highlighting to confirm where an item has been changed. Revision numbers and or revision description should be used so that revised drawings can be clearly distinguished from those originally submitted in the application package. SPECIFICATIONS Your specification should complement the drawings, not contain erroneous information and not contradict itself or associated documents. Information on drawings need not be in the specification and vice versa. Repeating the same information in two places may lead to contradiction and confusion, but may be useful for key points. You should be able to decide how information is presented and where it is located. There will also be instances where project selections such as sanitary fittings or door hardware are best scheduled on the drawings, alongside details of cabinetwork or kitchen/bathroom fixtures. In other cases such selections may be better contained within the specification text. You can also include certain drawn information in a specification, such as standard details of a catch pit, or gully trap, a series of standard reinforcing details, or items for fabrication off site. Wherever you give this information in the document set, it should be clear, correct and complete. On a minor project, you can include the specification data on the drawings for the convenience of both the Building Consent Authority and the Builder. You should keep matters of tender, contract and project management separate from technical matters, and from the proposed product and material selections. You can describe product and material selections in each work section, grouped together in a single schedule, or list them on the drawings. A mix of trade- based, material-based, process-based and element-based sections or chapters is acceptable. A good project specification has a logical structure and means of navigation. GUIDANCE DOCUMENTS AVAILABLE TO HELP WITH YOUR BUILDING CONSENT APPLICATION There are a number of guidance documents which you may wish to refer to when compiling your building consent application. Some documents are available in the Environmental Services department lobby, and some are available online. Grey District Council (GDC) has also put together a number of Customer & Designer Guides which are available upon request from GDC Environmental Services, or GDC website. Please also reference the Department of Building & Housing website ( 3

4 FEES EXPLANATION The cost of your building consent varies depending on the dollar value, and type, of work that is being carried out. Generally, the cost of processing a building consent is time-based. The quality of the information provided at the time of application will affect the overall fees (i.e. low quality drawings, specifications or missing details will take longer to process as further information will be sought, and this additional time raises costs). The fee is made up of the following: 1. Council s fee for processing the application. This generally includes processing and administration time as well as time for expected inspections on site. Depending on the nature of the building work you are proposing to undertake you may be charged either: a) A deposit: The amount that you pay on application is a deposit based on the amount of time expected, as gauged from past experience with similar projects. If the amount of time involved varies from that expected (including any extra inspections) you may have to pay a little extra or you may receive a refund of the unused portion of the fee. The deposit payment includes a cost for the issue of the Code Compliance Certificate (CCC). A final invoice will be raised when CCC is issued, but only if any additional costs are identified. b) A fixed fee: The fee that you are charged includes processing, inspections and issue of Code Compliance Certificate. 2. Building Research Association of New Zealand (BRANZ) Levy: Calculated at $1.00 per $1,000 of the project value for buildings of value over $20, Department of Building and Housing Levy: Calculated at $1.97 per $1,000 of the project value for buildings of value over $20, In a very few cases a damage bond may be charged. This covers any damage that may be made to Council property (i.e. footpaths) whilst the building work is being carried out. If no damage occurs the bond will be refunded when the Code Compliance Certificate is issued. 5. Building Consent Authority accreditation levy: Calculated at $2.26 per $1,000 of the project value. DEVELOPMENT CONTRIBUTION The Local Government Act 2002 includes a provision for Councils to use development contributions as a funding tool if they wish. Many Councils are doing this. Development contribution is a fee which helps cover the costs of growth. Costs include network and community infrastructure such as water management, roading, libraries, parks and town centre development. Grey District Council does not currently exercise its right to charge this fee however may do so in the future. ENGAGING A CONSULTANT Preparing documentation for consent applications requires a detailed knowledge of the Building Code, the District Plan and the building process. Good documentation provides a solid foundation for the success of your project. It should speed up processing and approval times and provides an accurate historical record that can be used later when further work, repair or maintenance is needed. Providing adequate documentation will help everyone involved in the project play their part in ensuring the work is carried out properly, first time. Many Applicants feel they are able to complete the required documentation themselves but often find that the standard of presentation and quality of information is insufficient for Council to process the consent. Engaging a Design Professional early on in your project will help in submitting a hassle-free application. People such as Designers, Architects and Planners are experienced in preparing the documentation for building projects, and understanding the building consent and resource consent processes. Depending on the nature of your project you may also require an Engineer to design some of the structural elements of your building or site work. Any work designed by an Engineer is required to be accompanied by an Engineer s producer statement (PS1 or PS2). It is policy of Grey District Council to only accept accurate producer statements which are not more than 1 year old and are prepared by a registered Chartered Professional Engineer (CPEng). Council is unable to recommend any particular Consultant, however a list of local Design Professionals is available on request (Customer Guide IS06). Further, a database of currently registered CPEng Engineers is available online at CO Contd. NTD 4

5 Producer statements are not legal documents but are widely accepted by Councils as a means of demonstrating that a design of a specialist nature (e.g. steel structures, reinforced concrete portal frames, bridges e.t.c), that may not ordinarily be a standard acceptable solution, could be used as a means of satisfying on reasonable grounds that the design work complies with the NZ Building Code and Building Act. A producer statement 1 (PS1) is prepared by an Engineer to confirm those aspects of the design he/she has undertaken, and includes (amongst other items) details of which NZ Building Code clauses are covered by the PS1, and if there are any site verifications required (e.g. proof of ground bearing capacity), and any inspections he/she will action (monitoring schedule). A producer statement 2 (PS2) is provided where an Engineer undertakes a peer review of a design undertaken by someone else. A producer statement 3 (PS3) is provided by a Contractor to confirm those aspects of the building work they ve undertaken in accordance with the consented drawings and specification(s). A producer statement 4 (PS4) is provided by an Engineer after either part, or all, of the building work is complete, and he/she has inspected those works and confirms it complies with the relevant building consent documentation. Council may require a producer statement (1, 2, 3 or 4) to be provided at any stage of the project (design, construction and/or CCC stage). Once received by Council, producers statements will be processed accordingly (including a check on the appropriate registration of the Engineer or Contractor whose provided the producer statements). GREY DISTRICT COUNCIL ENVIRONMENTAL SERVICES DIVISION - BUILDING DEPARTMENT Location General Enquiries 105 Tainui Street (upstairs) PO Box 382 Greymouth Phone: (03) Fax: (03) environmental.services@greydc.govt.nz Inspection Bookings Phone Building Department (03)

6 THE APPROVAL PROCESS Sketch plans & ideas prepared by applicant Optional: Apply for Project Information Memorandum Detailed plans & specifications prepared by applicant Building consent application lodged to Grey District Council Application not acceptable. Return to applicant. 20 working day statutory processing period Plans checked to ensure all required information is provided and is presented to a suitable standard Application accepted & lodged into system 20 working days commences Plans & specifications checked for compliance with Grey District Plan and Resource Management Act Plans & specifications checked for compliance with the New Zealand Building Code (NZBC) Proposed building work complies with NZBC Building Consent Granted Proposed building work does not comply with NZBC Further information requested and provided from applicant (20 day processing period paused then restarted when information is received) Building work must commence (e.g by the 1 st Council inspection having been undertaken) within 12 months of issue of consent or the consent will lapse and be of no effect. Building work not yet complete Progress inspections undertaken by Building Control Officer at key stages of the building process as listed on the building consent. Applicant must book these inspections with GDC. Building work to date has been undertaken in accordance with the approved building consent documents. Owner applies for Code Compliance Certificate (CCC) when work is considered complete (within 2 years of issue of building consent). Building work to date has not been undertaken in accordance with the approved building consent documents. If the applicant has not applied for CCC within 2 years GDC may undertake an inspection & must decide whether to issue CCC. Building work is undertaken to meet the requirements of the Notice to Fix. Building Control Officer issues a Notice to Fix with details of non-compliance and remedy. 20 working day statutory processing period Building Control Officer assesses the building work Council considers building work is complete and complies with the building consent documents. Building work is incomplete but complies. Building work does not comply. CCC & Compliance Schedule (if applicable) issued. Building work may continue but CCC may not be issued. 6