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, 148 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
	Complete and submit your staged project approval form

	Have a pre-application meeting with us

	Your staging approval is returned to you

	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

	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

	Subsequent stage applications as per stage 2 application procedure

	Application for code compliance certificate at completion of each stage

	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