Staging building work

You can split your project on one site into stages.

The benefits of staging projects are that

  • it may make it easier to manage your project, both onsite and for consent documentation requirements
  • you can start building work on the first stage, while design work for later stages are still being finalised a completed building or part of building can be occupied under a certificate for public use while the remaining building work continues
  • it will help with application processing times.

There is an approval process by council to agree to a staged building project proposal which is outlined in the following information.

Before you start, discuss your staging proposal with us

  • this allows everyone to agree in advance to the stages involved
  • will help you to create better quality applications
  • enables your consent to be processed more efficiently.

To start this conversation with us complete staged project approval form [PDF, 110 KB] and send to contactus@selwyn.govt.nz

Your staged work proposal will have an initial review carried out by a building control officer. After this they will contact you to arrange a pre-application meeting with all the relevant people involved in your project to discuss and confirm

  • the proposed stages
  • the extent of building work in each stage
  • that applications for initial stages will include concept plans and a design brief for the complete project
  • value of work for each stage established so levies are charged accurately - see levies for more information.
  • the consultants and responsible parties and expectations – eg
    • building consent – owner/designer/agent/project manager/Building Control Officer
    • construction – project manager/site manager/Building Control Officer, and management of inspection bookings
    • certification – project manager/Building Control Officer, and management/control of required documents.

    If you have one building that needs to be built in stages to help manage time limits, size and the complexity of the building. This enables you to start on site while the more complex parts of your consent are still being designed and/or processed.

    For example

    1.  A large building with time limits

    You could stage this as

    • Stage one BC – in-ground services and foundations up to finished floor level
    • Stage two BC – for structure and building envelope
    • Stage three BC – for internal fit out

    A code compliance certificate is required for each stage.

    2.  A multi-unit complex divided into separate tenancies

    You could split this as

    • Stage 1 base build – combining the structure, building envelope and fire safety systems
    • Stage 2 and subsequent stages – for each tenancy to complete their own fit out.

    The compliance schedule and the code compliance certificates can be issued as each unit is completed.

    Each tenancy can then open for business after they obtain their code compliance certificate once fit out is completed.

    3.  Alterations to different areas of a building

    You will need to obtain a certificate for public use, enabling you to continue working in one part of the building while building work is carried out in other areas.

How staged consents work

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Complete and submit your staged project approval form


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Have a pre-application meeting with us


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Your staging approval is returned to you


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Stage 1 application: BCXXXXXX

- Clearly show staged areas on your documents – ie ‘grey scale’, greyed out or watermarked ‘for information only’ areas not included in this stage


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Stage 2 application: BCXXXXXX

Note

- A change to an earlier stage must be approved as an amendment to the relevant stage

- No changes to staging can be made without prior approval/agreement from all involved - Inspections can’t be booked until previous stage(s) have reached practical completion/final inspection


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Subsequent stage applications as per stage 2 application procedure


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Application for code compliance certificate at completion of each stage


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Code compliance certificate is issued as each stage is completed

Types of staging

Staged projects

Separate buildings on the same record of title  

Multiple buildings on one building consent, where the work on site is phased by building one building at a time. This works best if all your buildings remain in single ownership.

Each building will be processed and inspected separately.

You will end up with

  • one building consent
  • only one code compliance certificate at completion
  • one compliance schedule.

If you want to occupy one of the buildings before all building work included in the consent is completed you will need to apply for a certificate for public use.

Multiple buildings on one site under separate building consents

This enables you to occupy each building as it’s completed after the compliance schedule and code compliance certificate are issued. You are less likely to need a certificate for public use to occupy each building while work continues on other buildings.

Because each building has its own separate compliance schedule you have greater flexibility if you subdivide the buildings at a later stage

You will end up with

  • a separate building consent for each building
  • separate compliance schedule for each building
  • a separate code compliance certificate for each building.
  • consent costs and associated levies divided between each separate building.

Staged buildings

If you have one building that needs to be built in stages to help manage time limits, size and the complexity of the building. This enables you to start on site while the more complex parts of your consent are still being designed and/or processed.

For example

1.  A large building with time limits

You could stage this as

  • Stage one BC – in-ground services and foundations up to finished floor level
  • Stage two BC – for structure and building envelope
  • Stage three BC – for internal fit out

A code compliance certificate is required for each stage.

2.  A multi-unit complex divided into separate tenancies

You could split this as

  • Stage 1 base build – combining the structure, building envelope and fire safety systems
  • Stage 2 and subsequent stages – for each tenancy to complete their own fit out.

The compliance schedule and the code compliance certificates can be issued as each unit is completed.

Each tenancy can then open for business after they obtain their code compliance certificate once fit out is completed.

3.  Alterations to different areas of a building

You will need to obtain a certificate for public use, enabling you to continue working in one part of the building while building work is carried out in other areas.

Pre-application meetings

If you are building a commercial or industrial building we highly recommend having a pre-application meeting before applying for your building consent.

This meeting provides an opportunity to discuss your proposed project and identify any issues that may need to be addressed before lodging your application. You can have other consultants who have been involved with the design process present at the meeting.

There is no charge for the initial pre-application meeting on the project because there are benefits to everyone in having these discussions up front.

We can arrange for representatives from other departments within Council to be present at the meeting to answer any questions about your proposed building work.

A pre-application meeting should be held at least a couple of weeks before applying for your consent, allowing you time to incorporate any changes required after discussions.

Pre-application meetings may also be beneficial for other types of projects, eg complex residential consents and change of use.

Helpful information for commercial/industrial buildings

Dams

A dam is an artificial barrier and any structures that are essential to the safe functioning of the dam – (including the pump house, power source, conduits, penstocks, spillways, sluice gates, intake tower, etc) that is

  • constructed to hold back water (or other fluid) in a reservoir
  • used for the storage, control, or diversion of water (or other fluid).

The definition of a dams under the Building Act 2004 includes a

  • flood control dam
  • natural feature significantly modified to function as a dam
  • canal.

A dam does not include a stop bank designed to control floodwaters.

All large dams require a building consent from the Regional Council (Environment Canterbury) if they are

  • more than 4 metres in height, and
  • hold more than 20,000m3 of water (or other fluid).

You will need to get in touch with Environment Canterbury (ECan) to discuss building consent requirements for dams.

Smaller dams can be built without a building consent under Exemption 22 of Schedule 1 of the Building Act 2004 (refer building work that does not require a building consent).