Getting your building plans through council the right way

Under the National Building Regulations and Building Standards Act, you generally need your local authority's approval before you build or alter a structure. Building without it is risky: the municipality can issue a notice to stop work, impose penalties or require demolition, and an unapproved building causes problems when you sell, insure or finance the property.

Approval can look like a bureaucratic hurdle, but it is also a safety check. Our job is to get the submission right the first time and keep it moving.

What the municipality checks

A submission is reviewed against several things at once. Different departments may comment on each, which is why incomplete applications are returned and delayed.

• Zoning and land use: is the proposed use permitted on the stand
• Building lines, coverage, height and parking: does the building fit within the development rules
• Servitudes and title deed conditions: are there restrictions on where you may build
• SANS 10400 compliance: structure, fire, drainage, energy usage, glazing, ventilation and accessibility
• Services: water, sewer and stormwater connections

SANS 10400 in practice

SANS 10400 is the code of practice that gives effect to the National Building Regulations. It covers matters such as structural stability, fire protection, ventilation and natural light, drainage, stormwater and energy usage in buildings. Each part has requirements the drawings must show and the finished building must meet.

We build compliance into the drawings rather than adding it at the end, and we use the engineer's design and, where applicable, fire and energy documentation to support the submission.

Energy usage requirements deserve a mention. Under the regulations, new buildings must demonstrate energy efficiency through insulation, glazing and hot water provisions, and the plans should show how they comply.

The process step by step

Every municipality has its own forms and timeline, but the broad path is similar. We handle each step and keep you informed.

Keep copies of everything. Approved plans, stamped drawings, inspection records and the final occupation certificate form the legal history of your building, and a future buyer, bank or insurer may ask to see them.

• Site check: title deed, zoning certificate, building lines and servitudes
• Drawings and engineer's input prepared for the submission
• Application lodged with the correct fees, forms and owner's consent
• Municipal circulation to departments and responding to queries
• Approval granted, with conditions, followed by notice of commencement
• Inspections during construction and final inspection for occupation or completion certificate

When approval is not straightforward

Some projects need more than a standard submission. If the building would exceed coverage or breach a building line, a relaxation may be applied for, which can involve neighbour consultation. If the land use is not permitted, rezoning or a consent use may be required, and that is a longer process. Heritage sites, flood lines and environmental constraints can add further steps.

We tell you in advance where we think a risk lies, so you can make decisions before spending on construction.

Existing buildings without approval

Plenty of property owners discover, when selling, that an extension was never approved. The solution is usually to prepare as-built plans and submit them. If the building does not comply, we advise on what has to change. Contact us for architectural construction plans, or see our quality and compliance page.

Approved plans also feed your construction timeline: see project management for how we line them up.