Building Approvals for New Residential Dwelling or Renovations

We typically get requests by client who intend to get their approvals done within a short period of time but unfortunately most of them do not have the necessary documentation to get through the building approval process in a timely manner.

It therefore befits that we outline a generalised requirements list of expected documentation for a residential dwelling building approvals. The same requirements apply for a residential renovations that include habitable living spaces.

The general requirements for a residential dwelling building approvals include but not limited to the following;

1. Architectural Plans.
2. Engineering Plans and Form 15 Certificate
3. Soil Testing Report.
4. Plumbing & Drainage Approvals.
5. Energy Efficiency Assessment Report.
6. Builders Details or Owner Builder Permit.
7. QBCC Home Warranty Insurance (except where work is done under Owner-Builder Permit).
8. QLeave (for project costs more than $165,000.00).
9. Build Over Sewer Approvals (where applicable).
10. Amenity & Aesthetics Referral with Local Council (where applicable).

Now a look at these items individually to give additional information to clients.

1. Architectural Plans.

The law on who can prepare architectural plans is as follows;

• Clients can do it if work is done under Owner Builder,
• Otherwise, the builder (engaged by client) or
• A licensed building designer, architect or engineer.

The Architectural Plans generally include;

• Site plan showing location of every structure (building) – nearest boundary line and setback to that boundary, Road location and name, North direction, scale etc.
• Floor plans with dimensions.
• Elevations showing heights, balustrade type, stairs etc.
• Relevant Infrastructure (sewer line, storm-water and the like).
• Proposed site coverage area.

2.Engineering Plans

Engineering Plans include information on structural aspects of the building such as Footing, Slab, Framing, member sizes, fixing methods, bracing. In Queensland, the engineering plans need to be done by an RPEQ engineer registered with Board of Professional Engineers Queensland while in Victoria the registration authority is the Victoria Building Authority. Our engineers at CVL Engineers are registered with both BPEQ and VBA. A Form 15 Certificate must accompany the engineering plans in compliance with the Building Regulations.

3. Soil Test Report

This is a site investigation report for the purpose of a site classification to Australian Standards AS2870 Residential Slabs and Footings.

At CVL Engineers, we facilitate this on behalf of clients.

4. Plumbing & Drainage Approvals

For new residential constructions and granny flats a full application for plumbing and drainage is required through the respective local Council. Some Councils such as Gold Coast have a fast tracked option that takes 3-5days. we recommend that clients allow 2-3 weeks to get the plumbing approvals.

At CVL Engineers, we facilitate this on behalf of clients.

Note: Most Dwelling alterations and renovations do not require Plumbing Approvals as they are categorised as Notifiable Work. In this case clients would be required to provide a Form 4 Notifiable Work filled by their Plumber.

5. Energy Efficiency Assessment Report.

This is required for any building work that includes habitable living spaces such a new residential dwelling, alterations and additions, garage to bedroom conversion and shed to granny flat conversions.

At CVL Engineers, we facilitate this on behalf of clients.

6. Builders Details or Owner Builder Permit.

Clients can elect to engage a QBCC licensed builder in which case the Builders details are required for the purposes of building approvals. Alternatively, clients may carry out the work under Owner Builder. An Owner Builder Permit is required in this case. Owner Builder Permits are issued by QBCC upon successful completion of an online course that most clients have reported is an easy to get through.

7. QBCC Home Warranty Insurance (except where work is done under Owner-Builder Permit).

QBCC Home Warranty Insurance is required where a QBCC Licensed Builder is engaged to carry out building work valued at more than $3,300.00.

8. QLeave (for project costs more than $165,000.00).

This is only required for building work with a value greater than $165,000.00. Typically this applies for most new residential dwelling constructions.

9. Build Over Sewer Approvals (where applicable).

The Queensland Development Code specifies the minimum requirements for building over or near relevant infrastructure typically as 1.2sq.m otherwise triggering a Referral Application to the relevant authority. QUU (Queensland Urban Utilities) is the authority in Brisbane, Ipswich, Lockyer Valley, Scenic Rim, and Somerset.

We recommend that clients allow 3-4 weeks for this application to get through.

At CVL Engineers, we facilitate this on behalf of clients.

10. Amenity & Aesthetics Referral with Local Council (where applicable).

Most Councils refer to the Queensland Development Code for setback requirements which are typically 6m for front boundary and 1.5m for side and back boundary. Where this cannot be achieved a Concurrence Agency Application is required. For more information refer to QDC MP1.2 or QDC MP1.1 available freely online.

We recommend that clients allow 3-4 weeks for this application to get through Council.

At CVL Engineers, we facilitate this on behalf of clients.

We trust that you find this information useful. Feel free to leave us a comment below for further clarification.