Building Application Approval Process From City Engineer

7/30/2019 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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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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- 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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- 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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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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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

Documents

Building Application Approval Process From City Engineer