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- QUESTION
What you have to do
For this assignment you must assume you are a council Assessment Officer working in an office and that you have been given an application to assess and approve for construction.
Using the information provided you are required to submit all information required to assess an application for the construction of two dwellings on the one site.
The following information has been provided to complete the assessment and can be found by clicking on the information icon adjacent to the assessment:
- Development Approval (DA188/2015)
- Stamped Development Consent Plans - Drawing No’s LSP-01, LP-01, FP-01, FP-02, EL-01, EL-02, EL-03, EL-04)
- Form for application for construction (NSW example)
- Construction Drawings - Drawing No’s LSP-01, LP-01, FP-01, FP-02, EL-01, EL-02, EL-03, EL-04, SE-02, RP-01, CP-01, FFP-01, FFP-02, HS-01, HS-02, HS-03.
- Specification
- CC Checklist
Questions
The following five questions are required to be answered in full:
- Explain the approval process (in point form or as a flow chart) for the assessment of an application for construction. Include all matters that need to be considered. Submit a blank copy of a construction application form that you would use in your state or territory.
- Complete the Construction Checklist (template attached) for the assessment of the application provided. Ensure all items are completed. If the information to complete the form has not been provided request that the client provides the information when you prepare the ‘additional information required’ letter (see item 4).
- Prepare referral/memo sheets to 3 relevant bodies (e.g. water authority, bushfire authority, roads authority, tree preservation officer (council), etc.) These are to include 1 internal (within an organisation such as council) and 2 external referrals.
- Prepare a letter to the applicant for any additional information required; e.g. development consent conditions which need to be addressed, BCA compliance which needs to be detailed on the plans, insurances, etc. You can also make reference to the referrals that you have submitted. Include any items that are required to be addressed to finalise the assessment of the application.
- Assume all information has been submitted and prepare an example of a ‘Notice of Determination of Construction Approval’. Include an accompanying letter which advises the client of any remaining development consent conditions and an outline of what they are expected to do now. Also list each inspection that is required and when the client should book the inspections (the information will vary between the states and territories).
| Subject | Administration | Pages | 10 | Style | APA |
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Answer
- The Approval Process
This is a 6-step process in which each of the listed steps will have to be adhered to, for full compliance (Building Professionals Board, 2011):
- Notify the local council of your intention to construct.
This illustrates your commitment to adhering to the local council regulations since upon notification, the local council office will provide a list of rules, obligations and issues to consider before, during and after the construction.
- Lodge a Development Application (DA) or apply for the Complying Development Certificate (CDC) as instructed by the local council official.
The CDC and DA are normally offered alternatingly. However, a CDC is mostly used as a certification for routine works in order to illustrate that they are being conducted within the standards of Building Code of Australia (BCA). Since the BCA also includes guidelines on planning for developments and building controls, the CDC can be offered to a building that is being constructed for the first time. These documents should therefore be sought prior to any construction activities, including excavation.
- Seek a Construction Certificate (CC)
In case one filled a DA in step (2) above, they will also have to seek a CC prior to initiating any construction works. However, if one opted for the CDC, they are not obliged to seek a local construction certificate. The CC is issued by the local council as an illustration that the building plans meet the BCA requirements on plans. Without this certificate, one can seek an occupation certificate after the completion of the construction.
- Application for the final occupation certificate through an appointed Principal Certifying Authority (PCA)
The PCA has to be appointed by the land owner (and not the builder, unless they also own the land). PCAs are normally consented authorities or accredited certifiers. They have two key roles prior to the issuance of the occupation certificates: to inspect the construction process and works to ascertain that they are consistent with the plans approved at the initial steps and the building standards are as required and thus, the building is safe for occupation. At this step, the builder also has the first responsibility of ensuring that the aforementioned standards are met and guaranteed. The builder is also required to show a legitimate license as a construction company and the home insurance to the PCA.
- Follow-up on inspections
The home owner has to remain in contact with the PCA and seek information from the PCA regarding the inspections. The builder has to be informed about the inspections and liaise with the PCA on how each inspection will be performed as the PCA can refuse to issue a certificate for completed work that was poorly done.
- Receive the occupation certificate
After the completion of the project, seek the occupation certificate from the PCA. This certificate is normally issued shortly after the approval of the building and ascertaining that the inspections were successfully completed. In case of any delays in issuance the issue has to be resolved with PCA first before being presented to the council board. Further appeals regarding the denial of certificates can be resolved through the Land and Environment Courts.
- Copy of Application Form (Attached)
- Referral/Memo
Two memos and one referral will be drafted: The first referral will be to the water authority, the second referral will be to the roads authority, and the memo will be to the tree preservation officer within the council.
Referral to Water Authority
Dolphin Bay City Council,
Address,
WaterNSW,
- O. Box 1018,
Dubbo NSW 2830,
Date.
Dear Sir/Madam,
REF: INSPECTION REQUEST FOR PROPERTY: LOT 21 DP 207516, NO. 28A THORPE PL, BAYVIEW NSW 2212
Having received a construction approval request for the above mentioned property, the council would like to refer Waterview Investment Limited, to you for further inspection and illustration of compliance of the property to the Water Management Policies of the NSW. Upon approval, kindly issue the property owner (Waterview Investment Limited) with a certificate of compliance or any other admissible document to illustrate your satisfaction with the development’s adherence to the water requirements.
Attached are copies of the development’s plans that may assist further in the inspection process. The property owner’s address is as illustrated below and they can be contacted for future consultation:
Waterview Investment Limited,
Lindy and Jerry Di Mego,
100 Mickey PDE,
TAZZO NSW 220.
This referral is strictly bound to the property aforementioned which is a residential development with two houses. Please note: any other structure within the property, not mentioned within this letter or owned by the named owner and is in a separate property from that mentioned in this referral is not covered in the referral.
Yours Faithfully,
Signature
Name
Referral to Roads Authority
Dolphin Bay City Council,
Address,
Roads and Maritime Services (Roads),
- O. Box 20-44,
Ennis Road, Milsons Point NSW 2061,
Date.
Dear Sir/Madam,
REF: INSPECTION REQUEST FOR PROPERTY: LOT 21 DP 207516, NO. 28A THORPE PL, BAYVIEW NSW 2212
Having received a construction approval request for the above mentioned property, the council would like to refer Waterview Investment Limited, to you for further inspection and illustration of compliance of the property to the Roads Management Policies of the NSW state. Upon approval, kindly issue the property owner (Waterview Investment Limited) with a certificate of compliance or any other admissible document to illustrate your satisfaction with the development’s adherence to the roads and safety requirements.
Attached are copies of the development’s plans that may assist further in the inspection process. The property owner’s address is as illustrated below and they can be contacted for further consultation:
Waterview Investment Limited,
Lindy and Jerry Di Mego,
100 Mickey PDE,
TAZZO NSW 220.
This referral is strictly bound to the property aforementioned which is a residential development with two houses. Please note: any other structure within the property, not mentioned within this letter or owned by the named owner and is in a separate property from that mentioned in this referral is not covered in the referral.
Yours Faithfully,
Signature
Name
Internal Memo for the Tree Preservation Officer
MEMORANDUM
From: Construction Approval Officer,
Department of Environmental Planning and Assessment,
To: Tree Preservation Officer
Re: Compliance Inspection of Residential Development Property LOT 21 DP 207516, NO. 28A THORPE PL, BAYVIEW NSW 2212.
Date:
Having received a construction approval request for the mentioned property, I would like you to inspect and illustrate compliance of this property by Waterview Investment Limited, for adherence to the council’s Tree Preservation Policies. Upon approval, kindly issue the property owner (Waterview Investment Limited) with a certificate of compliance or any other admissible document to illustrate your satisfaction with the development’s adherence to the Tree Preservation requirements.
Attached are copies of the development’s plans that may assist further in the inspection process. The property owner’s address is as illustrated below and they can be contacted for further consultation:
Waterview Investment Limited,
Lindy and Jerry Di Mego,
100 Mickey PDE,
TAZZO NSW 220.
This memo is strictly bound to the property aforementioned which is a residential development with two houses. Please note: any other structure within the property, not mentioned within this letter or owned by the named owner and is in a separate property from that mentioned in this memo is not covered here.
Name
Signature
- Letter to applicant for additional information
Dolphin Bay City Council,
ADDRESS.
Waterview Investment Limited,
Lindy and Jerry Di Mego,
100 Mickey PDE,
TAZZO NSW 220
Date:
Dear Sir/madam,
REF: REQUEST FOR ADDITIONAL CONSENTS AND INFORMATION
Based on your construction approval request, I would like to notify you that the council requires additional information prior to proceeding with the assessment and finalizing of the approval. The items required include:
- BCA compliance documents illustrating the plans, insurance and related information in details.
- Compliance certificates or approval documents from the Water authority, Roads and Maritime Services NSW and the Tree preservation officer at the council.
- Engineers details regarding the footings and slabs.
- Approvals on masonry, framing, roof and cladding, Glazing, fire safety systems, smoke alarms, heating appliances, bushfire are approvals, alpine area approvals and wet area compliance are also required.
- You are also required to illustrate your contractor’s scheduled inspection program based on the planned construction process.
- The council also expects you to illustrate the energy efficiency approval.
Upon submitting the listed information. The construction approval process will proceed and the development will proceed as scheduled.
The council is looking forward to your earliest response and further co-operation.
Yours faithfully,
Signature
NAM
- Assuming every issue has been addressed:
Dolphin Bay City Council,
ADDRESS.
Waterview Investment Limited,
Lindy and Jerry Di Mego,
100 Mickey PDE,
TAZZO NSW 220
Date:
Dear Sir/madam,
REF: FINAL CONSENTS AND APPROVAL FOR DEVELOPMENT
Based on your ability to comply to all the required standards and policies to this level of assessments, and the ability to address all concerns as raised by the council, you have successfully passed the assessment and are encouraged to proceed to the next phase of the project.
This implies that you can now seek a construction certificate (CC) that would seek to verify specific issues like the heating efficiency of the housing units. After the approval and attainment of the CC, you will have to appoint a Principal Certifying Authority (PCA) who will work with the builder towards undertaking the inspections on your behalf. The council can also assist you in the appointment of the PCA in case you face any difficulties. As the owner, you are also obligated to ensure all inspections are done as planned or as scheduled by the PCA and the builder. After the successful inspection and construction of the building to completion, you will receive an occupation certificate from the council. This certificate is normally issued after the PCA has confirmed that the inspections were done and the building is safe, and constructed as was illustrated in the initial plans.
Prior to starting the actual construction, the PCA and neighbors within the location will have to be notified of the beginning of the planned project. A sign will also have to be erected at the entrance of the property stating the project owner, planned project in brief and consents numbers of the project. The are will also have to be protected from falling objects, against any obstruction of the public areas and the neighboring structures or buildings have to be supported as directed by the Environmental Planning and Assessment Policy of 2000.
As a council, we look forward to your continued co-operation and adherence to the stated policies and procedures of construction.
Yours faithfully,
Signature
Name
References
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Building Professionals Board (2011), Building Approval Process. State of New South Wales, Australia. |