Construction Certificate Process

Reserve your Building Inspections On-line

You are now able to quickly and easily reserve building inspections for specific dates by selecting the ‘Book a Building Inspection’ button. Once reserved, Council will call you to confirm the specific inspection time. Please ensure your details provided are complete and correct, you will not be able to change details yourself once submited.

Once development consent is issued for a successful Development Application it will contain conditions including the date by when construction needs to commence, fees and other requirements for completion of the works, such as a Construction Certificate application.

You need to obtain a Construction Certificate before building works or subdivision work authorised by a development consent is carried out. A Construction Certificate can be applied for at the same time as lodging a Development Application (DA) by lodging a Combined DA/CC with Council.

The Construction Certificate process provides Council with more detailed information than the initial DA about the actual structure, materials and finishes that will be used.

A Construction Certificate effectively verifies that the development proposal fulfils relevant technical criteria such as requirements set out in the Building Code of Australia, relevant Australian Standards, Fire Safety conditions and the conditions of the development consent.

The first step in preparing your Construction Certificate is to obtain an application form and any accompanying notes.

Exempt and Complying Developments

• All Exempt Developments do not require a constraction certificate
• All Complying Developments do require a constraction certificate

There are minor developments such as fences, pergolas and open decks that may be compliant as Exempt Development and therefore adhere to Councils specifications. If so you do not need to apply for a Construction Certificate.

Parramatta City Councils Development Control Plan 2005 specifies the provisions under which a Construction Certificate is not required, notwithstanding that all structures must still comply with the relevant performance standards outlined in the Local Government Act, 1999 Regulations, and the Building Code of Australia (BCA).

A Complying Development is one which, in addition to meeting the BCA standards, conforms to predetermined Council development conditions. These will vary according to your local area eg. heritage. More specifically, you should check requirements for setbacks from the street and boundaries, building height and mass, preferred materials and colour schemes.

Preparing Your Application

Now that you have your application form and explanatory notes you can start to assemble all the necessary documentation for you Construction Certificate. You will need to submit the following documentation:

Building Plans

This set of documents is the most important part of a successful development project and show what will be constructed. It is crucial that the plans:

• include the minimum requirements
• clarify you requirements
• take advantage of all the benefits such as sunlight, view, levels etc
• optimise links with existing spaces
• allow contractors to quote and build without any confusion
• show all specific requirements e.g. increased garage door height for boat trailer
• are updated with all amendments if you change your mind

The plans need to contain floor plans as well as elevations and sections. Designers and architects are best qualified to draw these plans for you. Your architect may need to produce shadow diagrams demonstrating any overshadowing caused by the building at various times of the day on 21 June.

You really need to be responsible for the accuracy and completeness of these plans because the contractors will only build what is drawn and incorporated. It is much easier and cheaper to make changes to the plans than it is to make changes whilst construction is underway.

Survey Plan

A survey prepared by a Registered Surveyor of the property showing boundaries, existing improvements, contours and adjoining properties is required. Easements for stormwater pipes, sewers or electrical services must be taken into account when planning your building work.

Site Analysis

Council requires a plan to scale of the site outlining features such as orientation, aspect, existing vegetation, site hazards such as flood prone area, existence of termites, location & description of neighbouring properties and on and off-site negative and positive features. This plan can be drawn by you or by an architect or landscape designer.

Specifications

The specifications need to be read in conjunction with the plans and outline:

• how the building will be constructed
• what materials are to be used
• specific requirements such as thickness of roof sheeting, type and colour of paint etc

Soil Clasification

This information is sourced from a geo-technical engineer and identifies the foundation conditions and allows the correct slab or footing to be designed.

Engineering Drawings

These outline the structural components of the building. There may not be any if the contractor is using a standard design which complies with Australian Standards.

Statement of Environmental Effects (SEE) is usually completed by the designer or architect and is a requirement under Section 79C of the EP&A Act. Heads of consideration include:

• overshadowing
• privacy
• flooding
• street scape
• bulk of development

The SEE will have been submitted with your DA.

Erosion & Sedimenst Control Plan

Shows the sediment and erosion control measures where earthworks are involved and during construction of the building.

Main Sewer Drain

Locating the main sewer drain is best done at the design stage. The depth and position of the sewer drain needs to be checked to ensure they do not undermine the foundations of the building. The footings may need re-designing or delays can occur if the information requested from the water authority too late in the program. The Drainage Drawing can be obtained from Sydney Water or Parramatta City Council, which shows where existing main drains are located within the property.

Landscape Plan

A plan to scale of the proposed landscape works, including earthworks and retaining walls, location of the garden beds, lawns, structures, paths and paving. A general description of the plants will be sufficient – native shrubs, trees, deciduous small/medium tree, etc. You will need to indicate measures to guard existing plants during building works.

• Prior to planning your garden, obtain from Council a list of plants native to your area as well as a list of exotic weeds to avoid planting.
• You may need to obtain an arborist’s report where a mature tree is to be removed or where the construction will occur within 5 metres of the trunk or under the canopy. 

Home Warranty Insurance

If a licensed builder is to be carrying out residential work with a value of $12,000 or over, insurance as specified in the Home Building Act 1989 must be obtained prior to the commencement of work.

Application Form

Complete the Construction Certificate application. The owner of the property needs to sign the application and pay a fee based on the value of the construction works. A Construction Certificate can be applied for at the same time as lodging a DA by lodging a Combined DA/CC with Council.

BASIX Certificate

The BASIX Certificate must be completed and the building must comply before a Construction Certificate is issued.

Associated Fees

Fees include lodgement fees as well as NSW Government Long Service Levy payable on all work costing more than $25,000. Owner builders may seek an exemption, of up to 50%, from this levy. The fees are sent to Parramatta City Council with all Construction Certificate application documentation.