Building Application Approval Process From City Engineer
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Transcript of Building Application Approval Process From City Engineer
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BUILDING APPLICATION
APPROVAL PROCESS
Presented by
City Engineer
Norman Shand
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The Building Act
Permission is required for any of thefollowing
Construction/ Erection of building
Addition/ alterations and external repairs
Demolition of building
Temporary building and Farm House
Change in use of building from one useclass to another eg. Residential tocommercial
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Requirements for Applying
Detailed Construction Drawings for proposed development
including: Site Plan (showing building layout and footprint; accessand exit) , Elevation, section, electrical, sewage, roof etc.
Single Family Dwelling House 4 sets
Multi-Family Town House 4-9 sets
Apartment Building 4-9 sets
Commercial Structure 4-9 sets
Change of Use 4-6 sets
Institutional 4- 9 sets
Industrial 4-9 sets
Telecommunication 4-9 sets
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Criteria for Drawings
Location map at required scale and showing where thedevelopment is located in relation to surrounding areas.
Site Plans must be drawn to a minimum scale of 1:500
(depending on the size of the site). Define all survey pegs to the lot (s) involved. Show and
calculate all areas of impermeable site coverageshowing all trees over 6m in height and/ or 600mm girth.
The Length and bearing of all boundaries. Dimensions must be shown for parking space, where
applicable car parking spaces and vehicularmaneuvering on the property.
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Criteria for Drawings contd
Site Plans contd
Any existing or proposed buildings to be clearly defined anddimensioned from boundaries and other buildings (setback)
Contour lines for Gradient 15 degrees (1:4) and over where the land issusceptible to flooding and landslide (existing land contours at amaximum of 3m increments or as required by your Local Planning
Authority).
Road Alignment (Center Line) and significant features such as poles,hydrants
Access and egress
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Criteria for Drawings contd
Construction drawings must be drawn to a minimum scale of 1:100 (1:75 for complex drawings, where a building is too large to fit on a24x36paper). All legends & drawings are required to be visible andaccurately labelled.
- Floor plan: The entire floor layout including existing as
well as proposed floor plans (use of rooms,doorways, windows, opening etc.)
- Foundation plan: shows all structural members includingstiffeners, column pad footings etc.
- Roof plan: shows all structural members (sizes, spacingtypes, roof pitch, drainage etc.)
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Criteria for Drawings contd
- Elevations: Label all exterior finishes (walls, roof material),highlighting ground levels both existing and final (Allelevation details for new development, alterations orextensions).
- Sections: a minimum of 2 (1 longitudinal & 1 cross-sectional)sections through a critical part of the buildingdepicting interior details and showing ground andfinish floor levels.
- Structural details: Include details of all structural components:foundations, columns, beams, footing, lintel,stiffeners, staircase plan (reinforce andsection), roof vent detail, etc
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Criteria for Drawings contd
- Drainage details: Must include grease trap, trap gully basin,septic tank, absorption pit, title field,
manhole etc.
- Drainage Plan: The existing and proposed storm water
drainage and Plumbing layout. Position ofexisting and proposed features such assanitary drains, septic tanks, absorption pit,soak away pit, tile field, surface/ storm watercollection, containment and final disposal pointetc. must include grease trap, trap gully basin.
- Electrical plan: Layout of all electrical components, electricaloutlets, lighting fixtures etc.
- Other Infrastructure Retaining walls, swimming pools andboundary walls.
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TYPICAL PROBLEMS/ DEFICIENCIES ASSOCIATED WITH
BUILDING APPLICATION APPROVAL PROCESS
Lack of critical information dimensions on floor plan, roof plans and sections.
Location map (showing proposal location / site)
Site plan not a true reflection of the physical site
Legibility improper font size
Critical sections and missing details
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Lack of critical information Contd
Misrepresentation of the topography site profile ( not true
reflection of slope)
Incorrect sewer systems or poor details - conflictinginformation of detail
Civic number for property (Required for applications in urban,suburban areas.
Inadequate storm water drainage system
Lack of comment from NWC regarding supply of portablewater for multi-family
Letter from NWC for sewer connection / sewage treatment.
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Concerns/ deficiencies in the presentation of structural
detailing
Reinforced concrete slab:
- Main bottom bars in slabs in wrong direction.
- Incorrect placement of distribution bars
a) above over-support bars and anti-crack bars
- Missing over-support bars in slab
- Guessing of reinforcement in slab, beams, columns. (commonreinforcement used in slab dia. @ 6c/c, 13mm dia. @
150mmc/c) in both directions
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TYPICAL PROBLEMS/ DEFICIENCIES ASSOCIATED WITH
BUILDING APPLICATION APPROVAL PROCESS contd
Reinforced concrete slab contd:
- Incorrect sections through slabs and reinforcement
- Incorrect calling up of reinforcement
Foundations:
- Incorrect placing of reinforcement in different types of foundations
a) conventional strip foundation
b) isolated pad foundationc) raft foundation
d) step foundation
- Incorrect Labeling and dimensioning of foundations
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TYPICAL PROBLEMS/ DEFICIENCIES ASSOCIATED WITH
BUILDING APPLICATION APPROVAL PROCESS
Concrete Beams & Columns
- Improper sections and detailinga) stirrups
b) splicing of reinforcement
c) main bar placing
- Dimensioning and calling up of reinforcement
Stairs
- Incorrect placing and calling up of reinforcement in stairs.
Reinforced concrete frame and steel structure.
- Detailing requirements
a) Improper dimensioning
b) Improper detailing and sections
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STRUCTURALCOMPONENTS
OF A BUILDING
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Sheet 1
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Sheet 3
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Sheet 4
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Poorly Constructed Building
Without Approval King Weston St. Andrew
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Building that does not
meet the criteria of
adequate distance from
road way and making
adequate space for
pedestrians
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End of PresentationThank you