General Knowledge
Form 15
Form 15 is to certify the building design or specification will comply with relevant building laws. Form 15 should be issued by consultants (such as architects, electrical engineers) before the building work commence, and a building certifier will need all From 15s to issue building approval (BA).
Form 16
Form 16 is to certify that an aspect of building work complies with the building approval and the relevant building laws. Form 16 should be issued after the work is done, and a building certifier will need all From 16s to issue Certificate of Completion (COC).
QLeave
QLeave is the levy charged to the developer payable to the building worker for their long service leave. QLeave is calculated as 0.475% of the total construction cost, as long as the cost of work equals to $150,000 or more (excluding GST).
To notify new work to QLeave: https://forms.business.gov.au/smartforms/landing.htm?formCode=NPF
Atlas Tenancy 1
BA
To issue BA, the followings need to be addressed
If the sprinklers have been changed, a building certifier would need service drawing regarding the sprinklers, Form 15 for the sprinklers, and the construction cost.
Certificate of Completion (COC)
For the COC, a building certifier would need Form 16 for the Glazing, Form 16 from a RPEQ licensed structure engineer, and From 16 for the fire services.
Associated Cost
McKenzie quoted $3,000 for issuing both the BA and the COC, where $1,500 for the BA while the rest $1,500 for the COC.
Plan Sealing Issue
Council will review Building Management Statement plans, Concept Plans and Survey Plan to identify any inconsistencies between the submitted documents and the current Development Approval. Therefore, internal overlay check should be carried out (by the architect) prior to the plan sealing. If inconsistencies are identified, consult with town planner to see if a Generally in Accordance needs to be lodged to Council. The process flows as per below:
Architect overlay check → Town planner to check the overlay → Town planner to confirm if any change triggers a Generally in Accordance lodgement.
Survey Process
Volumetric Subdivision plan is required to be registered prior to the Stage 1 Building Format Plan, and actions include:
- Plan of survey to be signed by the Registered Owner.
- The accompanying Building Management Statement ‘BMS’ to be prepared.
- The plan of survey and BMS are to be submitted to BCC for signing.
- All conditions of the Reconfiguration of lot approval are to be satisfied.
- QUU sign off that they have no requirements is also required. Request currently underway.
- BCC timeframe to seal plans of survey is typically 20 business days.
- All rates and charges over the land are required to be paid prior to the plan being signed by BCC.
- Once the plan of survey is signed by BCC it can be lodged for registration with the Department of Natural Resources, Mines and Energy ‘DNRME’.
- Solicitor should attend to any relevant legal documents, mortgage consents required prior to lodgement for registration.
- DNRME typically take about one (1) week to register the plan of survey and issue new titles.
- The accompanying Building Management Statement ‘BMS’ to be prepared.
- The plan of survey and BMS are to be submitted to BCC for signing.
- All conditions of the Reconfiguration of lot approval are to be satisfied.
- QUU sign off that they have no requirements is also required. Request currently underway.
- BCC timeframe to seal plans of survey is typically 20 business days.
- All rates and charges over the land are required to be paid prior to the plan being signed by BCC.
- Once the plan of survey is signed by BCC it can be lodged for registration with the Department of Natural Resources, Mines and Energy ‘DNRME’.
- Solicitor should attend to any relevant legal documents, mortgage consents required prior to lodgement for registration.
- DNRME typically take about one (1) week to register the plan of survey and issue new titles.
Building Format Plan creates the lots and common property for the Community Titles Scheme. Once registered and the building is complete, settlement of the lots can occur, and actions include:
- Survey plans
- Community Management Statement ‘CMS’ Plans – Exclusive Use and Occupation Authority Areas. These plans are required for inclusion in the CMS.
- Survey Plan to be signed by the Registered Owner.
- The accompanying CMS is to be prepared.
- The plan of survey and CMS are to be submitted to BCC for signing.
- All conditions of the Material Change of Use ‘MCU’ approval that are timed to be required prior to the plan of survey are to be satisfied.
- A MCU condition compliance list needs to be prepared to demonstrate compliance with the condition. I understand that you are arranging this.
- Generally the matters that require action prior to the plan sealing of a Building Format Plan are: Height certification; Private Landscaping approval; Stormwater as constructed plans; QUU certification that its requirements, are satisfied.
- All rates and charges over the land are required to be paid prior to the plan being signed by BCC.
- The underlying MCU approval and approved plans must align with what is being constructed. If there are any changes then an application is required to ensure the current plan are fully approved. Your town planner should advise you on the level of application that would be required.
- Once the plan of survey is signed by BCC it can be lodged for registration with the Department of Natural Resources, Mines and Energy ‘DNRME’.
- Solicitor should attend to any relevant legal documents, mortgage consents required prior to lodgement for registration.
- DNRME typically take about one (1) week to register the plan of survey and issue new titles.
- Community Management Statement ‘CMS’ Plans – Exclusive Use and Occupation Authority Areas. These plans are required for inclusion in the CMS.
- Survey Plan to be signed by the Registered Owner.
- The accompanying CMS is to be prepared.
- The plan of survey and CMS are to be submitted to BCC for signing.
- All conditions of the Material Change of Use ‘MCU’ approval that are timed to be required prior to the plan of survey are to be satisfied.
- A MCU condition compliance list needs to be prepared to demonstrate compliance with the condition. I understand that you are arranging this.
- Generally the matters that require action prior to the plan sealing of a Building Format Plan are: Height certification; Private Landscaping approval; Stormwater as constructed plans; QUU certification that its requirements, are satisfied.
- All rates and charges over the land are required to be paid prior to the plan being signed by BCC.
- The underlying MCU approval and approved plans must align with what is being constructed. If there are any changes then an application is required to ensure the current plan are fully approved. Your town planner should advise you on the level of application that would be required.
- Once the plan of survey is signed by BCC it can be lodged for registration with the Department of Natural Resources, Mines and Energy ‘DNRME’.
- Solicitor should attend to any relevant legal documents, mortgage consents required prior to lodgement for registration.
- DNRME typically take about one (1) week to register the plan of survey and issue new titles.