Guide to applying for a building consent (residential buildings) - Second Edition October 2010
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Guide to applying for a building consent (residential buildings)
Second Edition
October 2010About this guide 1
Introduc tion 2
1.0 The building consent proc ess 3
2.0 Pl ans and specifications 10
3.0 Design summary 13
4.0 Design summary check sheet 16
5.0 Dr awings 19
5.1 Site plan 20
5.2 Location plan 22
5.3 Foundation plan 24
5.4 Roof framing plan 26
5.5 Floor plan 28
5.6 Exterior elevations 30
5.7 Sections 32
5.8 Construction details 34
5.9 Door/window schedule 38
5.10 Plumbing layout or schematic plan 40
5.11 Electrical plan 42
5.12 Wet area details 44
5.13 Additional drawings 46
6.0 Rel ated building consent application mat ters 47
7.0 Rel ated Building Act mat ters 52
8.0 Project pl anning 55
9.0 Glossary of terms 57
This guide was prepared by the Department of Building and Housing (the Department) as guidance information in accordance with section 175
of the Building Act 2004. It is not a substitute for professional or legal advice, and should not be relied on as establishing compliance with
the New Zealand Building Code. It is not an Acceptable Solution under the Building Act, and may be updated from time to time.
Visit www.dbh.govt.nz for the latest version.
References to products, brands or trade names are provided as examples only. The Department does not endorse or confirm compliance
of these products with the New Zealand Building Code.
Cover illustration by Geoff Walker Architecture Ltd, Blenheim.About this guide
AIM OF THE GUIDE Uncertainty for owners and their contractors can The information in this guide may also be useful
be frustrating, inefficient and costly. This guide to people in the construction sector (eg, product
Getting the planning, design and documentation right
therefore aims to bring more consistency and manufacturers, suppliers, retailers and subcontractors)
is the first step in ensuring a building is built right,
standardisation to the sector, and set minimum and providers of specialist technical services
first time. To build well and achieve a good outcome,
expectations for owners and building consent (eg, building consultants, building surveyors,
all parts of the building process need to work – from
authorities on the form, content and quality of and property managers).
the initial design and consent approval process,
building consent documentation.
through to construction, inspection, final sign-off It is also expected that the information provided
and ongoing maintenance of the finished building. This guide covers building consent applications will prove beneficial to building consent authorities
for residential buildings, such as new dwellings. by providing them with a guide for an acceptable
The building consent is the foundation document for
However, the principles can be applied to all minimum standard of consent application
any significant building project. The building consent
building consent applications, including those for documentation.
allows the owner, or owner’s agent, to carry out
commercial projects.
building work in accordance with the plans and Because readers are expected to have a reasonable
specifications approved by the building consent level of knowledge of the Building Code, construction
authority. The building consent also provides formal WHO SHOULD READ THIS GUIDE? processes and building control systems, this guide is
recognition that the plans and specifications meet not intended for homeowner (DIY) consent applicants.
If you are a building practitioner (designer, builder,
the requirements of the New Zealand Building Code.
developer, engineer, architect) and you are planning
Building work carried out in accordance with the
a building consent application for a residential
approved plans and specifications will meet
building, such as a new dwelling, or completing an
minimum performance standards. You and your
application on behalf of the owner, this guide is for you.
designer may, of course, aim for higher standards.
This guide will help consent applicants prepare
The basic requirements for a building consent and
plans, specifications and documentation for a
for meeting the performance standards under the
building consent application by explaining the
Building Code are generally the same around New
minimum information requirements.
Zealand. However, different building consent
authorities may process applications differently.
GUID E TO A PPLYIN G F O R A BUILDIN G C O N S E NT ( R ES ID E NTI A L BUILDIN G S ) – S EC O ND E DITI O N 1Introduction
Section 45 of the Building Act 2004 (the Building Although these requirements are not related to Good planning and proper preparation of consent
Act) sets out in broad terms how to apply for a the Building Code or Building Act, it is useful documentation provides a solid foundation for
building consent, but does not detail all the to ask the BCA about any specific requirements they everyone involved in the building process to make
information needed to support an application. have before lodging a building consent application. well-informed, efficient and cost-effective decisions.
A complete and accurate consent application should
This guide recommends the appropriate form and This guide focuses on information a building consent
help speed up consent processing and approval
minimum content (including its quality) for a building authority needs to assess compliance with the
time. It should also provide an accurate historical
consent application. This includes the drawings, Building Code. However, information on tendering,
record that can be used later when further building
specifications and other documents (eg, engineering contractual issues, project management and
work, alteration, repair or maintenance is needed,
calculations and design reports). The guide discusses construction processes, and on those parts of
or the property is sold to a new owner.
associated issues, such as the role of manufacturers’ a building project not relating directly to Building
technical data, alternative design, engineering and Code compliance, can be included as well. Having Complete, accurate and good quality consent
design calculations, product appraisals, and other a single set of documents suitable both for consent documentation helps everyone involved in a building
technical statements, warranties or opinions. and for construction allows everyone to work off project play their part in ensuring the work is carried
a ‘buildable design’ set of documentation. out and built right, first time. This can help avoid
Some building consent authorities have specific
costly time delays and rework.
requirements for building consent documentation, The documentation even for a simple new building
including: project passes through many hands, including It is important to understand that building consent
designers, builders, plumbers, drainlayers, home- authorities verify compliance with the Building
• the specific size, form and scale of drawings
owners or developers and, within the building Code. They do not design or correct insufficient
and their elements
consent authority, their administration, consent consent documentation. They do not ensure quality
• requirements for certain line types or
processing, inspection, engineering and town and aesthetic requirements are met, unless
thicknesses, and/or fonts.
planning staff. compliance with the Building Code is affected.
Often these requirements arise from the building
consent authority’s process for storing and retrieving
building consent information (eg, digital storage).
2 GUID E TO A PPLYIN G F O R A BUILDIN G C O N S E NT ( R ES ID E NTI A L BUILDIN G S ) – S EC O ND E DITI O N1.0 The building consent process
A building project starts during the planning and The project information memorandum (PIM) is a A PIM also provides information about legislative
design stage, not on site after a building consent very useful tool for this, particularly if obtained early or regulatory requirements, including other
has been issued and construction begins. It ends in the design phase of a significant project such as authorisations that could be relevant to the proposed
when the building work is completed and the a new residential dwelling, as it can help you identify building work such as a resource consent required
building consent authority issues a code other compliance requirements, and so avoid costly under the Resource Management Act 1991, or
compliance certificate (CCC). delays during the consent process. whether the territorial authority needs to notify the
New Zealand Historic Places Trust. It is important
to know about and plan for these as early as
1.1 PRE-LODGEMENT OF BUILDING 1.2 PROJECT INFORMATION MEMORANDUM
possible in the design process.
CONSENT APPLICATION (PIM)
Understanding potential site issues and designing
Early consultation with the building consent An owner, or their agent on their behalf, may apply
to accommodate them can also help speed up the
authority helps reduce misunderstandings at the for a PIM if they are considering carrying out
building consent process. The building consent
time of consent application and processing, and building work.
review process is then likely to face fewer
helps ensure the application is as complete as
A territorial authority (your local city or district requirements for further information, and so can
possible prior to lodgement. Specific documentation
council) issues a PIM. be processed more quickly and cost effectively.
requirements of the building consent authority can
be taken into account at the planning stage. A PIM provides information about the land on which As at 31 January 2010, you can choose whether
you plan to carry out building work and any other or not to apply for a PIM when considering carrying
Compliance with other requirements (eg, council
land likely to affect or be affected by the building out building work that requires a building consent.
bylaws or district planning rules) may be critical to
work. This information might include special features
the design of the project, even though not part of For significant projects, such as a new residential
such as natural hazards (eg, erosion, subsidence,
the building consent process. Therefore, you should dwelling, it is highly recommended to obtain a PIM
falling debris, inundation or slippage), corrosion
consider these requirements early in your project early on in the design phase and well in advance
issues, high wind zones, or the likely presence of
management and preliminary design work. of applying for a building consent.
hazardous contaminants.
GUID E TO A PPLYIN G F O R A BUILDIN G C O N S E NT ( R ES ID E NTI A L BUILDIN G S ) – S EC O ND E DITI O N 3Pim content PIM application Your PIM application should include enough
information to help the territorial authority determine
Section 35 of the Building Act provides for the content The territorial authority provides the application form
if there are any associated planning issues under
of a PIM, which will include information about: (you should be able to download one from your local
the Resource Management Act. For example,
council’s website). Information required includes
• any heritage status of the building you should include information such as land contours
applicant details, the location of the building project,
• whether the territorial authority considers that and drawings showing the sunlight access plane
and a description of the building project outlining:
notification to the New Zealand Historic Places height in relation to boundary lines.
Trust is likely to be required • any change of building use
You should include preliminary design plans with
• any special feature of the land • the intended life of the building
the PIM application, but do not need to include
• relevant information that another statutory • previous consents
the comprehensive, technically detailed drawings
authority has notified to the territorial authority in • the estimated value of building work
and specifications required for building consent
terms of any other Act • matters involved in the proposed project,
applications. Normally, a good site plan, floor plan
• details of stormwater or wastewater utility for example:
and elevation drawings are sufficient. You must pay
systems/services that relate to the proposed
– subdivision the fees set by the territorial authority when you
building work
– land contour alteration apply for the PIM.
• details of any authorisations required by the
– new/altered public utility connections
territorial authority or on behalf of a network The territorial authority must issue the PIM within
– changes to building locations or dimensions
utility operator, including any conditions 20 working days of receiving your application.
– changes to vehicle access
• whether the territorial authority considers a fire However, they can suspend this period if they
– work over or adjacent to roads or public places
evacuation scheme is required require further information from you about any
– disposal of stormwater or wastewater
• whether section 75 of the Building Act applies authorisations or requirements (eg, intended use,
– building work over drains or sewers, or near
(construction of a building on two or more location and dimensions, vehicle access and roading,
wells or water mains
allotments). stormwater and wastewater disposal, proximity to
– any other matters that may require territorial
drains, or proposed connections to public utilities).
authority authorisation.
For more information on PIMs, visit www.dbh.govt.
nz/project-information-memoranda
4 GUID E TO A PPLYIN G F O R A BUILDIN G C O N S E NT ( R ES ID E NTI A L BUILDIN G S ) – S EC O ND E DITI O N1.3 Lodging a building consent PIM application. 1.4 PROCESSING A BUILDING CONSENT
application APPLICATION
The description of the proposed work should be
When applying for a building consent, you will clear and precise. For example: The building consent authority checks that the
need to complete an application form. The building documents you submit show the building work
• ‘Addition of lounge, kitchen alterations and new
consent authority will provide you with one. You would comply with the Building Code, if properly
conservatory’ rather than ‘Additions and
might also be able to download one from their completed in accordance with the plans and
alterations’
website. Your building consent application must: specifications included. See section 49(1) of the
• ‘New 100 m2 dwelling with two-car garaging,
Building Act.
• be in the prescribed form associated earthworks, retaining walls and
• include plans and specifications swimming pool’, rather than ‘New dwelling.’ You will help the assessment process greatly if
• include any other information the building you ensure your building consent documentation:
consent authority reasonably requires
Rules covering restricted building work are expected • includes a clear summary or report, such as a
• include the applicable building consent to start in March 2012. design summary (see section 3.0) explaining
lodgement fee. A building consent application for restricted building how compliance with each relevant clause of
work will need to include the names of the licensed
Information required on the application form includes building practitioners carrying out or supervising that
the Building Code will be achieved, including
a brief description of how your project will comply work. See section 45(1)(e) of the Building Act and 7.6 any waiver or modification sought
with the Building Code. Including a design summary of this document. Also refer to www.dbh.govt.nz/lbp • differentiates between items relating to Building
will help explain your choice of a particular means As part of good practice, applicants are encouraged Code requirements and those relating to
to start providing details of practitioners involved in
of compliance. See section 3.0 of this document the project now. contractual matters (eg, conditions of contract,
for more information. tender documents, dispute resolution)
• includes a schedule or schedules of the
You can find much of the property information
materials, products and systems (and their
you need from a rates demand, lease agreement,
maintenance requirements) to be used in
the certificate of title held by Land Information
constructing the building
New Zealand, or from local council property
• provides the details (including licence numbers)
archives. Charges may apply if you seek information
of which practitioners have been engaged to
from local council records separately or in your
carry out building work.
GUID E TO A PPLYIN G F O R A BUILDIN G C O N S E NT ( R ES ID E NTI A L BUILDIN G S ) – S EC O ND E DITI O N 5The processing of the building consent may 1.6 GRANT OR REFUSAL OF BUILDING 1.8 AMENDMENTS TO BUILDING CONSENTS
be suspended if the building consent authority CONSENT
If you wish to formally amend an approved building
requires clarification or further additional information.
Once the building consent authority is satisfied that consent, which must be done when considering
See section 1.5 below.
Building Code compliance is verified, and you have significant changes to the work previously
If you change your design during the processing paid all associated fees and levies, the building approved, your application must be made in the
stage, you must inform the building consent authority consent authority must grant the building consent. prescribed form provided by your building consent
of the proposed changes. This will allow them authority, and should include details of what was
The building consent authority may refuse or decline
to assess Building Code compliance, and update originally approved, and how it will change.
to approve your application if the consent
the consent file and council records. For more Your application must also demonstrate that the
documentation does not adequately demonstrate
information refer to section 1.8. new proposal complies with the Building Code
compliance with the Building Code. The building
and will not affect the Building Code compliance
consent authority has 20 working days in which to
of other work.
1.5 REQUESTING FURTHER INFORMATION refuse or approve a building consent application.
All amendments to a building project that relate to
The building consent authority may request
the Building Code must be notified to the building
clarification or seek further information about your 1.7 ISSUING A BUILDING CONSENT
consent authority so they can approve and record
consent application within 20 working days from the
The building consent is issued in the prescribed them. Your application for amendments must be
date they receive the application. The 20 working
form and may have the following attachments: made and approved before the change takes place.
day period will then be suspended until they receive
this information, in full. • a PIM (if applied for) Note: Building consent authorities have 20 working
• a development contribution notice issued days in which to refuse or approve formal amendments
by a territorial authority under section 36 to building consents.
of the Building Act (if any)
• a certificate providing information on resource
consent requirements (if any).
6 GUID E TO A PPLYIN G F O R A BUILDIN G C O N S E NT ( R ES ID E NTI A L BUILDIN G S ) – S EC O ND E DITI O NMinor variations to building consents Note: To avoid doubt, a minor variation does not 1.9 INSPECTION OF CONSENTED
include any building work in respect of which BUILDING WORK
A minor variation is a minor modification, addition
compliance with the Building Code is not required
or change to consented building work that does not The approved building consent will inform you of
by the Building Act. For example, changing water
deviate significantly from the approved plans and any inspections the building consent authority needs
taps from chrome to gold plated is not considered
specifications to which the building consent relates. to undertake during construction, based on their
a minor variation as the tap finish does not need
evaluation of the plans, specifications and other
Section 45A of the Building Act enables a building to comply with the Building Code. These types
information. These may include inspections by your
consent authority to grant a minor variation prior to of changes can just happen during construction
nominated engineer. Inspections allow the building
or during construction without having to go through as of right. See section 9.0 Glossary of terms for
consent authority to be satisfied on reasonable
the formal process of issuing an amendment to the more information.
grounds that the building work complies with the
building consent. However, the building consent
If the building consent authority does not record building consent and Building Code. Building
authority must record the granting of the minor
or approve the changes, they could issue a notice consent authorities do not verify the quality of the
variation in writing.
to fix for the amendment, and may also refuse to issue building work beyond checking it complies with the
Minor variations only apply to issued building the CCC upon completion of the work because they Building Code. Issues such as aesthetics and quality
consents, where the code compliance certificate cannot establish compliance with the building consent. of workmanship fall outside the building consent
(CCC) has not been issued. In addition, minor authority’s jurisdiction.
Defining a change on site during construction as
variations must neither adversely affect compliance
a minor variation is at the building consent authority’s Building consent authority inspection requirements
with the Building Code nor the granting of a CCC.
discretion. Building consent authorities determine will vary with the size and complexity of each project.
what are minor variations and what are formal
amendments to the consent. Practitioners are
encouraged to engage early and have a conversation
with building consent authority staff as soon as
possible to clarify these issues as they arise.
GUID E TO A PPLYIN G F O R A BUILDIN G C O N S E NT ( R ES ID E NTI A L BUILDIN G S ) – S EC O ND E DITI O N 7Common inspections by building consent authorities Make sure you understand what inspections are Note: Building consent authorities may refuse
for residential dwellings can include: needed and when. Talk with the building consent to undertake an inspection if a copy of the approved
authority to discuss the sequence of inspections. building consent documentation is not on site
• pre-pour (before concrete is poured, for example,
Missed inspections may prevent the building consent during the inspection. These should always be
for piles, footings, slabs, in situ walls or
authority from being able to establish compliance on site anyway to be used as the ‘building plans’
blockwork infill)
with the building consent, and therefore prevent by practitioners.
• tanking/waterproofing (before back-filling
them from issuing the CCC. This can have significant
retaining walls, covering membranes on decks or
consequences for the owner and contractors.
laying tiles in wet areas such as showers)
• pre-clad (before wrapping the building in building You must request inspections once the building
paper or building wrap and installing the cladding) work specified in an inspection list is ready.
• post-clad (before applying coatings to fibre
Provide information about the type of inspection
cement or polystyrene systems, possibly
required, a contact name, phone number, building
including inspections during plastering)
consent number, and a clear project address. If the
• pre-line (with insulation installed but before
property is isolated or hard to find, give directions.
installing internal linings. This inspection may
include checking the plumbing installation under When booking an inspection, try to give the building
pressure test) consent authority as much notice as possible.
• drainage (before filling in trenches and covering Many building consent authorities can take
the in-ground pipework). Pipework should be inspection bookings for the next day.
under test for this inspection. Drainage testing When on site, a building inspector will need copies
can include smoke, air or water testing of the approved building consent documentation and
• final inspection for plumbing, building and other approvals and relevant information. Ensure the
drainage work (once the work described in the site is clean, tidy and safe, and that someone with
building consent is complete). adequate knowledge of the project is on site to
answer any questions. This is usually the relevant
contractor who is undertaking the building work.
8 GUID E TO A PPLYIN G F O R A BUILDIN G C O N S E NT ( R ES ID E NTI A L BUILDIN G S ) – S EC O ND E DITI O N1.10 CODE COMPLIANCE CERTIFICATE (CCC) Even if the owner has not applied for a CCC,
the building consent authority must decide whether
An application for a CCC must be complete, precise
to issue a CCC within two years of granting building
and an accurate record of what was actually built
consent or any further period agreed between the
on the site. A building consent authority will
owner and the building consent authority. If the
normally require:
building consent authority is not satisfied that
• energy work certificates for any electrical compliance with the consented documents has
or gas work carried out been achieved, they must refuse to issue the CCC.
• an as-built services plan (eg, plumbing and
The BCA must provide the reason for the refusal
drainage)
to the owner in writing. However, we recommend
• roof truss installation certificate and plan
that building consent authorities give applicants the
• other installation certificates (eg, cladding,
opportunity to resolve any non-compliance issues
waterproofing, tanking)
first. The building consent authority’s refusal to issue
• producer statements (eg, from a Chartered
a CCC does not prevent an applicant from applying
Professional Engineer for some specific
for one at a later stage after addressing issues
design or construction elements).
of non-compliance.
The owner must apply for a CCC as soon as
practicable after the building work described in the
Sale by a residential property developer
building consent, with any subsequent approved
Under section 364 of the Building Act, residential property
amendments, has been completed. See section 92 developers (anyone building, or arranging to have built,
of the Building Act. a household unit for the purpose of selling it) must get a
CCC before completing the sale, or allowing a purchaser
The building consent authority must issue a CCC to take possession of the household unit. An exception
applies when the property developer and buyer sign Form
when it is satisfied that the building work complies
1 of the Building (Forms) Regulations 2004 (Agreement
with the approved building consent. They have between residential property developer and purchaser).
20 working days from receipt of the application
to do this.
GUID E TO A PPLYIN G F O R A BUILDIN G C O N S E NT ( R ES ID E NTI A L BUILDIN G S ) – S EC O ND E DITI O N 92.0 Plans and specifications
2.1 INTRODUCTION References to Standards and Compliance Documents
should be specific. Some Standards are cited (in Compliance Documents and Acceptable Solutions
Plans and specifications show how you intend to
whole or in part) in the Acceptable Solutions, while The Building Code is performance-based, and so requires
construct, alter, demolish or remove a building. a certain level of performance to be achieved in buildings.
other Standards offer advice only. Some Standards
Most building consent authorities provide guidance contain several options. Unlike prescriptive bylaws that existed before the Building
Act 1991, the Building Code allows more than one way
on any additional documentation they require with to achieve performance. The Acceptable Solutions in the
References to other industry guides, such as
a building consent application (eg, check sheets). Compliance Documents show you one way of complying
BRANZ publications, should also be specific. with the Building Code. A building consent authority must
The Building Act provides for ‘other documents’, accept plans that are based on a Compliance Document
References need to: as demonstrating compliance with the clause(s) of the
along with plans and specifications. These include:
Building Code to which that Compliance Document relates.
• uniquely identify documents with titles and dates
• design calculations (eg, for some specifically Compliance Documents automatically comply with
• be specific about the paragraphs/clauses/
engineered design element) the Building Code. Designers can provide an alternative
sections to be followed. solution, as long as they demonstrate to the BCA that
• manufacturers’ data the proposal will comply with the Building Code.
• technical opinions or appraisals Note: The Government is looking to change the term
For more information, visit www.dbh.govt.nz/blc-
• codes of practice. ‘Compliance Documents’ as part of the Review of compliance-documents and read the following
the Building Act 2004. The proposed new terms are Department guidance on alternative solutions at: www.
See section 6.0 for more information. dbh.govt.nz/UserFiles/File/Publications/Building/
‘Acceptable Solutions’ and ‘Verification Methods’. Guidance-information/pdf/alternative-solutions.pdf
2.2 BUILDING CONSENT INFORMATION
Information in the plans and specifications should be
project-specific.
General phrases, such as ‘refer to manufacturer’s
specification and/or requirements’ or ‘installed in
accordance with best trade practice’ are insufficient.
Manufacturers’ specifications can change, and views
on ‘best trade practice’ vary between practitioners.
10 GUID E TO A PPLYIN G F O R A BUILDIN G C O N S E NT ( R ES ID E NTI A L BUILDIN G S ) – S EC O ND E DITI O N2.3 DRAWINGS 2.5 DIMENSIONS 2.7 SPECIFICATION CONTENT
All drawings should contain a drawing number and AS/NZS 1100.301 sets out conventions for dimensions Keep tender, contract and project management
title, the designer’s and owner’s name and the job on drawings. Where a finished dimension is critical matters separate from technical matters, and from
address, and be dated for version control. Drawing for compliance or construction, identify it clearly in the proposed product and material selections. You
conventions (line types and widths, lettering type the relevant drawing or specification. Timber size can describe product and material selections in each
and size, symbols for building features and elements, should be identified by its actual finished size. work section, grouped together in a single schedule,
designation of spaces, representation of materials or list them on the drawings. A mix of trade-based,
and cross-referencing conventions) should generally material-based, process-based and element-based
2.6 SPECIFICATION STRUCTURE
conform to AS/NZS 1100 Technical Drawing. sections or chapters is acceptable.
Hand-drawn or CAD (computer-aided design) A good project-specific specification has a logical
Specifications must be project-specific and
drawings are acceptable. structure and navigation. The default standard
not include unrelated generic information.
classification system for New Zealand is Coordinated
Drawing sizes vary, usually ranging from A0 to A4. Generic specifications with irrelevant information
Building Information (CBI), recognised by the four-
The size of drawing sheets should be consistent will prove frustrating for building consent authorities
digit numbers used to classify each work section
within a single set of project drawings. Sometimes and practitioners and can cause delays to consent
(ie, chapter) of the specification. There should be
drawings or diagrams of components and construction processing.
‘Preliminaries’ and ‘General’ sections, followed
details are provided in A4 and bound in with specification
by a series of technical work sections. Each work Specifications have typically been based on proprietary
data (eg, a specific engineering construction detail).
section or chapter should be laid out in a consistent model documents, or assembled by individual
pattern (such as ‘General’, ‘Products’, ‘Execution’, designers in a modified trade-based format.
2.4 DRAWING RANGE ‘Selections’), and a consistent clause numbering Specification sections have a long history of subdivision
system should be used. by trade (traditional and influenced by NZS 4202:
The size and complexity of the project determines
1995 Standard Method of Measurement of Building
the detail needed, and extent of associated
Works or work sections (CBI based)).
structural and building services-related documents.
See section 6.0 for information on the form and
content of drawings.
GUID E TO A PPLYIN G F O R A BUILDIN G C O N S E NT ( R ES ID E NTI A L BUILDIN G S ) – S EC O ND E DITI O N 112.8 SPECIFICATIONS AND DRAWINGS
Electronic document lodging
Your specification should complement the drawings,
Many designers produce, deliver, store and retrieve
and not contain erroneous information or contradict documents electronically. Some BCAs can also receive,
itself or associated documents. Information on drawings process and store documents electronically. If you have
suitable technology, you should ask the BCA if your
need not be repeated in the specification and vice application can be lodged electronically. This can reduce
versa. Repeating information can lead to contradiction the cost and inconvenience of producing and exchanging
hard copy information, and prevent problems with accessing
and confusion, but may be useful for key points.
and interpreting hard copy or scanned documents. Using
electronic material only will also help reduce the impact on
You can decide how information is presented and
the environment by cutting down on the amount of paper
where it is located, but building consent authorities being produced.
are entitled to ask for reasonable information in
relation to a building consent.
Consider whether information, for example project
selections (eg, sanitary fittings or door hardware),
is best placed on the drawings alongside details
of cabinetwork, kitchen or bathroom fixtures,
or in the specifications.
You can also include drawings in a specification,
such as standard details of a catch pit, or gully trap,
a series of standard reinforcing details, or items for
off-site fabrication.
Including the specification data on the drawings
will help the BCA and contractors on minor projects.
Wherever you provide specifications and drawings
in the documentation, they should be clear, correct
and complete.
12 GUID E TO A PPLYIN G F O R A BUILDIN G C O N S E NT ( R ES ID E NTI A L BUILDIN G S ) – S EC O ND E DITI O N3.0 Design summary
During the design process for any building project, • provide a useful checklist for the building consent 3.1 COMPLIANCE WITH BUILDING CODE
designers make decisions on how compliance with authority to consider Building Code compliance CLAUSES
the Building Code will be achieved. A design summary after the project is complete
Make sure all relevant clauses of the Building Code
is a tabulated list of how you propose to comply • help reduce the consent processing time and
are correctly identified and considered during the
with each of the relevant Building Code clauses. avoid costly delays.
design process. The clauses need to be identified
Design summaries are extremely helpful in explaining
How extensive the plans, specifications and related on the building consent application form. If you use
to the building consent authority the particular
information are depends on the complexity and size a design summary, which you are encouraged to do,
choices that were made to achieve compliance
of the project, and how closely the design conforms you could reference the relevant clauses of the
and why. A design summary, while not mandatory,
with Acceptable Solutions or Verification Methods Building Code.
has several benefits and is becoming industry
under the Building Code.
best practice. The relevant Building Code clauses for residential
See section 4.0 for an example of a completed buildings are described below. However, always
A design summary can:
design summary. consult the Building Code to check that the relevant
• help the designer (during the design phase) and performance criteria have been met.
the building consent authority (during the building How much information is needed? See www.dbh.govt.nz/bcr-about-the-building-code
consent processing phase) by providing a
The purpose of building consent documentation is to for more information.
checklist on how compliance with the Building demonstrate, to the satisfaction of the building consent
Code is achieved authority, that all relevant performance requirements of
the Building Code are met. In some cases, you will need
• confirm which parts of the project are compliance- to describe how Building Code compliance is achieved for
related (or only construction- or contract-related) individual building elements where the element must
comply with a variety of Building Code clauses (eg, a
• provide references to location of design
boundary wall that is fire-rated, provides bracing, has
documentation and details sound-control properties and is located in a wet area).
• provide a checklist during construction, clarifying
which changes will require a variation,
amendment or a new building consent
GUID E TO A PPLYIN G F O R A BUILDIN G C O N S E NT ( R ES ID E NTI A L BUILDIN G S ) – S EC O ND E DITI O N 13BUILDING CODE CLAUSES E3 Internal Moisture – confirming that surfaces G1 Personal Hygiene – providing sufficient sanitary
in wet areas are durable enough, easily cleaned fixtures (toilets, showers and basins) for cleanliness.
B1 Structure – demonstrating how the building
and designed to resist moisture, and that ventilation
withstands likely loads, including wind, earthquake, G2 Laundering – providing sufficient laundry facilities.
and the space temperature are sufficient to avoid
live and dead loads (people and building contents). G3 Food Preparation and Prevention of
the excessive build-up of moisture.
B2 Durability – confirming the use of materials Contamination – providing sufficient safe and
F1 Hazardous Agents on Site – identifying
that will remain functional for the minimum periods hygienic facilities for food storage and preparation.
and neutralising any hazardous agents or other
specified (five, 15 or 50 years). G4 Ventilation – confirming required natural or
contamination of the building site.
C1–C4 Fire Safety – addressing outbreak of fire, forced ventilation to all occupied spaces.
F2 Hazardous Building Materials – confirming
demonstrating means of escape and boundary G7 Natural Light – confirming that sufficient natural
the appropriate selection of glass and glazing
separations. light is provided to occupied spaces and providing
methods to ensure the safety of building users.
D1 Access Routes – the safety of entry/exit to the F2 also considers building materials that give off appropriate visual awareness for the occupants.
building and the safety of any internal or external noxious fumes. G9 Electricity – confirming the safe distribution
stairs and slip resistance. and use of electricity.
F4 Safety from Falling – confirming the safe design
E1 Surface Water – the method of disposal of, of all barriers (including handrails and balustrades) G10 Piped Services – confirming the safe
for example, rainwater from external surfaces, inside and outside the building (includes the design distribution of gas.
and confirmation that surface water cannot enter of swimming pool fences under the Fencing of
the building. G11 Gas as an Energy Source – confirming the
Swimming Pools Act 1987).
safe installation of gas-powered appliances.
E2 External Moisture – confirming that the design F5 Construction and Demolition Hazards –
and detailing of all external roof and wall claddings G12 Water Supplies – confirming the safe supply
confirming protection of people and other property
and external openings will prevent external moisture (avoidance of scalding and backflow), storage,
during construction or demolition.
from causing undue dampness or damage. reticulation and, where needed, heating of
F7 Warning Systems – confirming provision of early potable water.
warning systems to alert people to an emergency.
14 GUID E TO A PPLYIN G F O R A BUILDIN G C O N S E NT ( R ES ID E NTI A L BUILDIN G S ) – S EC O ND E DITI O NG13 Foul Water – confirming the safe and sanitary The drawings and construction details must be An applicant needs to provide a good reason
collection and disposal of foul water and the specific to the project. You should clearly identify and justification as to why an authority should
prevention of foul air from entering the building. in the specification the particular materials and/or waive a particular code clause in a given situation.
systems you intend to use. Do not include information
H1 Energy Efficiency – confirming the provision For more information on waivers and modifications
on building products, methods or construction
of a warm, dry interior environment through see www.dbh.govt.nz/UserFiles/File/
details not relevant to the particular design.
insulation and controlling air movement, and the Publications/Building/BCA/BCA-Update-
efficient use of energy. If an element of the design does not comply with April-2010.pdf
a particular Acceptable Solution or Verification
Manufacturer’s information
Method, you need to demonstrate how that particular
3.2 GENERAL COMPLIANCE ISSUES
element or part element complies with the Building Manufacturers should, as good practice, ensure their
Simply stating that a project complies with the Code using other means of compliance, such as an information is dated and includes relevant technical
Building Code or a particular Standard cited in an alternative solution. Your plans and specifications data. Some materials and products contain mixed
Acceptable Solution is insufficient. You need to need to clearly demonstrate compliance. technical and marketing/promotional information.
show how the building work will comply. For example, (Refer to AS/NZS 1388 Guidelines for Technical
Where a building product or system is not necessary
for a residential building the performance requirements Information for Building and Construction Products.)
to achieve compliance with the Building Code, you
of Building Code Clauses B1 (Structure) and B2
may be able to describe it generically, for example, The Acceptable Solutions and Verification Methods
(Durability) can be achieved by demonstrating
built-in shelving, storage units or kitchen and under the Building Code do not refer to specific
compliance with NZS 3604: Timber Framed Buildings
bathroom joinery carcasses. branded products or systems. However, you can
and NZS 3602: Timber and Wood Based Products
propose brand-specific products and systems to
for use in Building, referenced in the Acceptable For more information visit www.dbh.govt.nz/
demonstrate compliance with the Building Code.
Solutions B1/AS1 and B2/AS1. Because Standards UserFiles/File/Publications/Building/Guidance-
Once the building consent has been issued, the
provide several different options, you should always information/pdf/alternative-solutions.pdf
building consent authority must approve any changes
reference the relevant sections, clauses, figures and
Waivers and modifications to the specific products or systems named in the
tables within the particular Standard that you are
application (where these affect Building Code
applying to make it clear which particular solution is A territorial authority may waive or modify
compliance). The building consent authority
being proposed. Referencing Building Code clauses certain aspects of the Building Code when
may treat these changes as minor variations.
and Standards only is insufficient. granting a building consent, if requested.
See section 1.8.
GUID E TO A PPLYIN G F O R A BUILDIN G C O N S E NT ( R ES ID E NTI A L BUILDIN G S ) – S EC O ND E DITI O N 154.0 Design summary check sheet
An example of a completed design summary follows. It is a useful guide to completing a consent application.
DESIGN SUMMARY CHECK SHEET
BCA use Project description: New single level 3 bedroom house with study and attached double garage. T imber framed construction on concrete
E
VODEZLWKßEUHFHPHQWZHDWKHUERDUGVRQDFDYLW\DQGORQJUXQFRUUXJDWHGURRI
L
Project information: Owner’s or agent’s name: Joe Public
P
Contact details: Ph 021 969 696
Designer’s name(s): Cool Design Ltd, Greendale
AM
Contact details: Ph 021 007 007
Site address: 71 Magellan Road, Greendale
X
Site legal description: Lot 10, DP 100902
E *RRGJURXQG UHIHU1=6FODXVH DQGFRQßUPHGE\VXEGLYLVLRQ
Site data: Ground bearing
geotechnical report ref # 010124.
ED Exposure/corrosion zone Zone 1 (512m from coast by GIS ie 12m outside sea spray zone))
K
Wind zone High, derived from NZS 3604, section 5.
R
Earthquake zone $ 1=6ßJXUH
O
Climate zone 2 (NZS 4218:2004)
W
Building data: Building category IV/Domestic (NZS 3604, table 1.1)
Floor live loads 1.5 kPa (NZS 3604, table 1.2)
Overall height of building 3850mm (NZS 3604)
16 GU I D E TO A P PLY I N G F O R A BU I L D I N G C O N S E N T ( R ES I D E N T I A L BU I L D I N G S ) – S EC O N D E D I T I O NBCA USE KEY ASPECT/ BUILDING IDENTIF Y NOMINATED LOCATION OF DETAILS COMMENTS
COMPON ENT MEANS OF COMPLIANC E IN CONSENT APPLICATION
Foundation Concrete slab as per NZS 3604: 1999, Foundation plan (Sheet A03) Also refer to note 1 on Sheet A20
F ig. 7.13 (B) and F ig. 7.16 (B) Details 01, 01A, 02 on Sheet A09 and notes 2, 3 Sheet A20
Wall framing NZS 3604:1999, 90x45 MSG8 treated Notes 9, 12 Sheet A20
E
to H1.2, lintels to table 8.9, cast-in-
EROWERWWRPSODWHß[LQJV
Roof framing NZS 3604:1999, Table 10.2 and SE D
trusses
PL Roof plan (Sheet A06) Trusses generally/rafters to raked
ceiling of lounge only
M
Roofing E2/AS1, Table 11 Roof plan (Sheet A06) Longrun corrugated galvanised metal
sheet(note 24, Sheet A20)
A
EX
Cladding E2/AS1, clause 9.5 Sheet A16-18 F ibre cement, weatherboard on
Risk matrix, Sheet A19 a cavity – see notes 10, 10a on
Sheet A20
D
Bracing NZS 3604:1999 Bracing plan, Sheet A05, A08 See separate bracing calculation sheet
E
Insulation Roof: H1/AS1, Table 2 (a) Sections A, B Sheet A09 Foundation: 1200W perimeter
K
Walls: H1/AS1, Table 2 (a) insulation of 40 thick poly = R value
> 1.3 (schedule method)
R
Roof: R 3.2 (wool), see note 19,
Sheet A20
O
Walls: R 2.2 (wool), Schedule
method – see note 20, Sheet A20
Internal linings
W E3/AS1, clause 3.1 Sheet A19 Walls: Plasterboard – see notes 9,
12 on Sheet A20
Floors: Vinyl to wet areas, carpet
elsewhere
GU I D E TO A P PLY I N G F O R A BU I L D I N G C O N S E N T ( R ES I D E N T I A L BU I L D I N G S ) – S EC O N D E D I T I O N 17BCA USE KEY ASPECT/ BUILDING IDENTIF Y NOMINATED LOCATION OF DETAILS COMMENTS
COMPON ENT MEANS OF COMPLIANC E IN CONSENT APPLICATION
E
Bathrooms G1/AS1, Table 1 See bathroom plan, Sheet A08 Bathroom and separate ensuite
L
Acrylic shower unit, waste water
to gully trap, ventilation via opening
P
window.
M
Plumbing Electric mains HWC as per 'UDLQDJHOD\RXW$VSHFLßFDWLRQ
NZS 4606 p.25
A
Water supply as per AS/NZ 3500.2
X
Drainage AS/NZ 3500.2 Refer to site plan A02 Foul water to council main, storm
E
water to kerb and channel, wc to
drain
D
Laundry G2/AS1, clause 1 Sheet A03 Tub and washing machine in garage
E
Table 1
K
Kitchen G3/AS1, clause 1 6KHHW$DQGVSHFLßFDWLRQS Electric oven, range hood, stainless
steel bench, fridge/freezer,
R
dishwasher
O
Smoke alarms F7/AS1, clause 3.1 Electrical Plan, Sheet A07 1 in hallway, 1 in lounge
W
Natural light G7/AS1, clause 1.0 1DWXUDOOLJKWYLDJOD]LQJ!àRRU
area (see door/window schedule)
Heating G9/AS1 Electrical Plan, Sheet A07 Heat pump
Access D1/AS1, Table 6 Door/window schedule A09 Front entrance steps as per main
private stairway
Note: If someone else besides the building consent authority (eg, a chartered professional engineer) needs to inspect any aspect of work, note it in the relevant comment section.
18 GU I D E TO A P PLY I N G F O R A BU I L D I N G C O N S E N T ( R ES I D E N T I A L BU I L D I N G S ) – S EC O N D E D I T I O N5.0 Drawings
This section gives examples and brief explanations Guidance is provided on the quality, content,
of consent drawings. Please note these are form and type of information each drawing should
examples only. include. The descriptions are not exhaustive but are
typical of the information that should be shown.
• Site plan
• Location plan
• Foundation plan Some of the recommended information is unrelated to the
Building Code but will help the building consent authority
• Floor plan
determine whether the work complies or needs approval
• Roof framing plan under other legislation, such as local bylaws or district plan
• Exterior elevation requirements under the Resource Management Act. Such
additional information, as well as Building Code related
• Sections information, is shown in text boxes like this.
• Construction details
• Door/window schedule
• Plumbing layout/schematic plan
• Electrical plan
• Wet area details
GUID E TO A PPLYIN G F O R A BUILDIN G C O N S E NT ( R ES ID E NTI A L BUILDIN G S ) – S EC O ND E DITI O N 195.1 Site plan
The purpose of a site plan is to show the location of the proposed building work on the site in relation
to adjoining properties. Additional information
When preparing the plan, check with the building consent
authority and network utility operators for information on
Dr awing t ype Recommended scale Minimum recommended detail ( Note 2 ) the location of existing services both to and across the site.
( Note 1) Including calculations for site coverage on the site plan
will help the territorial authority determine compliance
Site plan 1:200 (Note 4) Legal description, legal boundaries and easements
with district plan requirements.
(Note 3)
North point
Building location, including dimensions in metres to boundaries,
and boundary fire ratings Table notes
Spot levels or contours and site datum Note 1 Drawings may be combined.
Location of existing and new services (water, power, gas, Note 2 Requirements may differ where the building project is an
stormwater, foul water) and method of disposal/discharge alteration or addition to an existing building.
Connection between services and network utility operators’ Note 3 For rural and/or larger sites a 1:500 (or 1:1000) location plan
systems may be needed to confirm the site location. This is especially
relevant where the distance to boundaries cannot be shown
Proposed/actual driveway, site finishes (hard and soft) with levels
on the site plan due to the size of the property.
and falls
Note 4 A scale of 1:500 or 1:100 may be adequate.
Excavation details (cut and fill) and retaining walls
Existing buildings and site features
Identify known natural hazards
Identify vehicle crossings
20 GUID E TO A PPLYIN G F O R A BUILDIN G C O N S E NT ( R ES ID E NTI A L BUILDIN G S ) – S EC O ND E DITI O NCONTRACTOR SHALL VERIFY ALL DIMENSIONS ON SITE.
REVISIONS
Site plan – sample only
6,310 4,433 580 6,200 2,600 580 1,230 600 8,370 3,295 CLIENT
6,310 5,013 11,210 8,370 3,295
CONTRACTOR
10
NOTE: Block boundary wall to Garage is 20mm off boundary
.0
Boundary 34,198
9. K
9.
00
86
98
10
10
10
D
6
7
10
dp
at
.7
.7
.8
In
20
.5
um
48
21
06
65
Timber retaining wall
125x125 posts H4 treated and CONSULTANTS
200x50 retaining wall H4 treated
Post hole to be at depth equal to
dp gt vent gt dp height of retainng wall.
10
Proposed Garage
.1
50
Finished slab level Fall seal 50mm
10
.6
10300
6,170
24
dp
15.00°
DW PROPOSED NEW DWELLING
First ABC STREET
show floor ab City field empty
n ha ove
tche
d 10
0
Area to be sealed
6,13
Locally ramp seal to garage door
.7
Prop refer to floorplan
41
Finis osed H finished seal level
1070 hed sla ouse at perimeter 10200 SITE PLAN
2,280
0 b lev
el
dp
ABC STREET
Construct sump
200
Type 1 as E1/AS
sump surface
finished level 10150
Area to be excavated to
gt
a depth of approximately
Note: Excavate locally around the
3,092
10050 shown shaded.
0
road crossing
perimeter of the house to
Form new 4m
2,80
Refer to floor plans for
225mm below finished slab level area to be battered back
to ground level.
Pt RS 206 1,60
0
CT386/187 dp dp
100 200
10
10
dia sewe
Boundary 14,886
.7
.7
4,78
SIte Area 506m2 0 r sta Existing sewer lateral
76
04
ck go 100 dia sewer
Ground floor Area 135.5m2 es up to be reused
Boundary 14,886
wall
9
Accessory Building Area 52m2 and
1,95
3,27 vents Timber retaining wall SCALE 1:100
Area Ground Floor 187.5m2 0 throu 125x125 posts H4 treated and
3,325
gh ro
Area First Floor 100m2 of 200x50 retaining wall H4 treated DATE 02 February 06
170
17,20 Post hole to be at a depth equal
Total Area of Building 287.50m2 5
4,74 to height of retaining wall
0 JOB No. 0712
10
10
Site Coverage 26.8%
10
No 51
.8
.7
.8
10
9.
DRAWN
.5
CH
12
94
55
95
.0
63
390
84
9
1,91 Boundary 34,198
0
In
CHECKED
K
KR
525
STATUS CONSENT
6,310 14,267 2,903 827 6,596 3,295
DRAWING No. REVISION
SITE PLAN Note: existing ground levels shown thus
A01 A
10
.7
Scale 1:100
48
© THE DESIGNS CONTAINED ON THIS SHEET OF DRAWINGS ARE COPYRIGHT
GUID E TO A PPLYIN G F O R A BUILDIN G C O N S E NT ( R ES ID E NTI A L BUILDIN G S ) – S EC O ND E DITI O N 215.2 Location plan
A location plan is a high-level ‘bird’s eye view’ of the area surrounding the proposed building work. It shows
the location of the proposed work in relation to adjoining streets or properties. These plans are particularly Additional information
Where the property is located in a flood zone, confirm
useful in rural or remote locations, or multi-unit residential complexes. the relationship between the site datum and the minimum
occupied floor level set by the territorial authority in the
Dr awing t ype Recommended Scale Minimum Recommended detail ( Note 2 ) district plan.
( Note 1) The distance to relevant boundaries can be added to
the location plan, where this cannot be shown on the site
Location plan 1:500 (Note 3) Legal description, legal boundaries and easements plan, due to the size of the property.
North point
Existing buildings and site features
Table notes
Identify known natural hazards
Note 1 Drawings may be combined.
Identify vehicle crossings
Note 2 Requirements may differ where the building project is an
alteration or addition to an existing building.
Note 3 For rural and/or larger sites, a scale of 1:1000 or smaller may
be needed to confirm the site location.
22 GUID E TO A PPLYIN G F O R A BUILDIN G C O N S E NT ( R ES ID E NTI A L BUILDIN G S ) – S EC O ND E DITI O NLocation plan – sample only
XX
XX
IVE
DR
IV
Y DR
E
YYY
CLIENT
CONTRACTOR
CONSULTANTS
PROPOSED NEW DWELLING
ABC STREET
setout position to be confirmed by designer
and owner prior to excavation of founds.
N
35,000
Lot XX DP YYY
Area approx: 1.1125ha
Total Building (inc verandahs): 404m2
Total site coverage: 3.63%
M
A
E
57,000
R
T
SITE PLAN
S
SITE LOCATION PLAN
1
L
10,300
SCALE
DATE 01 May 2010
JOB No. 07123
DRAWN
CHECKED
STATUS Construction
Location Plan 1:1000 DRAWING No. REVISION
A01 A
GU I D E TO A P PLY I N G F O R A BU I L D I N G C O N S E N T ( R ES I D E N T I A L BU I L D I N G S ) – S EC O N D E D I T I O N 235.3 Foundation plan
The foundation plan illustrates to the building consent authority and your building practitioners the foundation
design you propose, and details its specific dimensions and construction requirements. Additional information
Where the property is located in a flood zone, confirm
Dr awing t ype Recommended scale Minimum recommended detail ( Note 2 ) the relationship between the site datum and the minimum
( Note 1) occupied floor level set by the territorial authority in the
district plan.
Foundation plan 1:100 (Note 3) Concrete slab dimensions and thickenings (where applicable)
If a registered engineer has designed the foundations,
Concrete slab reinforcing details and construction joints provide supporting information, including calculations,
Foundation walls design assumptions (eg, soil bearing) and possibly a
producer statement for design. Identify details of
Pile layout with dimensions, pile type bearer sizes (including decks inspections and tests to be carried out by the design
and pergolas) engineer on the building consent application form
Finished floor heights in relation to site datum under the heading ‘Proposed owner inspections’.
Sub-floor bracing layout
Sub-floor ventilation (or show on elevations)
Table notes
Floor framing layout (optional) (Note 4)
Note 1 Drawings may be combined.
Specific design foundations
Note 2 Requirements may differ where the building project is
an alteration or addition to an existing building.
Note 3 A scale of 1:50 may be needed where foundations are
relatively complex.
Note 4 Provided it is clear as to what is required, it may not be
necessary to show each and every floor joist.
24 GUID E TO A PPLYIN G F O R A BUILDIN G C O N S E NT ( R ES ID E NTI A L BUILDIN G S ) – S EC O ND E DITI O NYou can also read
