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Roads & Works
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Building Services Procedures
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| IMPORTANT:
The safety and security of buildings is ensured by the process
of building approvals. The
overall structure is assessed based on plans presented and
their conformance with the building code.
Our goal is for response to be made within ninety (90)
days of receiving the application. |
- Applicants
may consult with Department staff prior to the submission of the
formal application. This can help speed the process by
identifying missing documents or potential problems at an early
stage.
- Applications
are available from the front desk of the Department, or can be
downloaded here. Link
to Building Approval Form
- Submit
the application to the Roads and Works Department.
An engineering report must accompany any application for
a building of over two stories.
Documents required:
q
Residential – four (4) full sets of plans
q
Commercial – six (6) full sets of plans
- At
the time of application, fees are payable in full.
The Roads & Works Department will calculate the fees
which are paid immediately to the Finance Department cashier at
the Saint James Parish Council, 3rd floor.
Fees may vary from parish to parish; at present, those
for the Saint James Parish Council are calculated as follows:
| Residential |
$80 per square metre |
| Commercial |
$130 per square metre |
Please note:
Fees are subject to change.
If Council refuses a building application, a
refund not exceeding 50% of the total fees paid shall be made.
- Following
payment, department staff give the applicant a notice of intent
to build. This
notice must be posted on the building site.
- Department
staff will carry out a complete field inspection of the building
site.
- If
any problems are found, the applicant will be notified and the
application will not be approved until they are rectified.
- Applications
are then sent to the Fire and Health Departments for review and
comment. Proposed
buildings on main roads, large developments, petrol filling
stations and cellular towers are sent to NEPA for comment.
Applications for industrial buildings are sent to the
Ministry of Labour for review and comment.
- After
the field inspection, each application is evaluated by
Department staff against the requirements of the St. James
Development Order, the National Building Code and the content of
any restrictive covenants that may be registered against the
subject property.
- Once
the central government comments are received, Department staff
prepare a report with proposed conditions of approval that is
sent to the Planning Committee for review and approval.
- The
applicant will be advised of the Committee’s action by letter,
including any conditions, and is given authorization to proceed.
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NOTE:
If work is not commenced within six (6) months of the
date of issue of the building permit, such building permit
shall be deemed to have lapsed and shall be null and void.
While approval is valid for six (6) months, the
applicant has the right to seek extension of time up to a
maximum of two (2) years after which a new application would
have to be made. |
A
total of five (5) inspections are carried out on each building.
These inspections
are critically important to ensure the safety and integrity of the
structure.
- The
applicant must provide Roads & Works with three (3) days
advance notice of proposed construction activities.
- The
first inspection confirms site design and layout.
- The
second inspection checks the dimensions of building on the
ground and correct depth of foundation.
- The
third inspection checks correct reinforcement of foundation,
columns and stiffness.
- The
fourth inspection checks for proper reinforcement in beams and
suspended slabs.
- The
fifth inspection checks for proper reinforcement in beams and
suspended slabs in higher level floors.
- Comments
and observations resulting from each inspection are attached to
an original copy of the building plan which is kept in the
Department’s files.
- The
department conducts routine field inspections to search for
illegal buildings. Others
are reported by staff, Councillors and the general public.
- Builders
/ owners are issued verbal warnings to stop illegal building
activities when they are identified, and try to negotiate a
suitable resolution of the problem.
- If
illegal building activity continues, a stop notice is prepared
and served.
- The
stop notice is valid for 10 days then an enforcement notice is
served which is valid for 3 days.
- If
problem persists, the Parish Council applies to the court for an
injunction.
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