Legislations and Regulations
In
Law
The requirement for the site is the construction of a 4 bedroom 2 storey duplex with a double garage under, ensuite to main bedroom and an in-ground swimming pool. Regulations and codes under the Department of Planning and Development have to be adhered to when deigning duplexes. The first process in the design concept is laying the foundation, but before it begins the site has to be cleared of all rocks and debris from the previously demolished house and the area has to been fenced. The duplex should be designed to be able to withstand extreme forces especially during construction and due to its closeness to the beach; this is the work of the structural engineer. An electric grounding plate is buried in the ground for electric connections. Once done the surveyor carries out the leveling job and also the setting out of the area under construction as indicated on the survey plan. The plan involves the septic bed, the house extent, the garage and the in-ground swimming pool. The section under which the house is to be built is marked out, ready for the project to begin. The area has to be excavated taking into consideration not to collapse adjoining structures. The soil ought to be for termite risk, and if it needs any barrier system for its timber. This being a two storey building a strong foundation made of pillars is critical.
The two storey duplex involves one unit up and unit down which is a stacked configuration. The phase that follows is the basic framework, this involves laying the exterior walls for the house, the double garage and the in-ground swimming pool. The site selected being close to the beach would be more aesthetically appealing if the living areas overlook the north, with adequate outdoor spaces. The in-ground swimming pool should be in front of the house facing the so as not to block breeze from the beach and where it gets both sunshine and shade during the day. The double garage should be well situated to the south while the main bedroom is to the centre. The four bedrooms are shared equally between the two units. Building the walls takes time as for slabs have to be put for each floor, and this being a two storey building it would take much longer. The framework for the roof rafters has to be modeled at this phase. The windows and doors are installed as the project continues and the sheathing work begins. At this stage, one can also hire a licensed pool contractor who specializes in pool design. The concrete company can then work on building the pool.
This section accelerates the construction of the house as work can proceed simultaneously. The siding and roofing will continue as the plumbing and electric contractors make installations on different parts of the building. The wiring should involve setting up all electrical installations within the garage and the house within the interior walls. The plumbing contractor has to be knowledgeable about the in-ground swimming pool. Once he sets up a piped connection the water will flow to the pool and complete the drains. After the plumbing, electrical and building contractors complete, their work water can be pumped into the pool.
The building also involves designing the interior walls between the various rooms. Flooring and tiling should now start, and once they have finished; painting should begin. It is at this stage that the kitchens and bathrooms are set up. Kitchens require more attention due to their plumbing and electric requirement, cabinets, sinks, hook-ups and countertops that have to be installed. For this house, they should face the east direction while the bathrooms should be to the west. Washrooms vary with the appliances of the owner.
Interior decoration involves bringing in the furniture to the living areas, beds and the layout of the bedrooms. The owner may subscribe to a telecommunication provider of his choice within the area. Landscaping is to be done after the heavy equipment used for construction are no longer in the compound.
|
Project: Construction of a 4 bedroom 2 duplex within Australian Capital Territory Prepared by: |
|
Anticipated Date of Commencement: Anticipated Date of Completion: |
|
Activity |
Acts & Regulations |
Building Code of Australia Other Codes Compliance |
Relevant Australian Standard |
Fire Protection Requirements |
||
|
NAME |
SECTION |
DESCRIPTION |
Number |
NAME |
||
|
Preliminary survey of the area by the demolition contractor before demolition can be done. |
Planning and Development Act 2007 |
ACT Planning and Land Authority |
Land use and developmental control |
AS2061 1991 AS 2726/2727 |
The demolition of structures Chain saw safety requirement/Guide to safe work practices for chain saws |
|
|
Planning of the demolition exercise taking all requirement into consideration |
Electrical Safety Regulation Electricity Safety Act 1971 Gas Safety Act 2000 |
ACT Planning and Land Authority |
Electricity and Gas Safety |
|||
|
Actual demolition of the structure |
Work Safety Act 2008 Workers Compensation Act 1951 Workers Compensation Regulation 2002 |
Chief Minister’s Department Department of Justice and Community Safety |
Occupational Health and Safety |
AS 1170.1-1989 AS1170.2 AS1170.4 |
Dead and Live loads Wind loads Earthquake loads |
|
|
Clearing of the site |
Tree Protection Act 2005 Waste Minimisation Regulation 2001 |
Department of Territory and Municipal Services |
Waste |
|||
|
Planning how the structures will be build in the area |
Common Boundaries Act 1981 Australian Capital Territory Planning & Land Management Act 1988(Cwith) |
ACT Planning and Land Authority |
Fences and Party Walls |
Not Applicable |
||
|
Testing the soil |
AS 4349.3- 1998 AS 3660 1993 |
Timber pest inspections Protection of buildings from subterranean termites-prevention, detection and treatment of infestation |
||||
|
Foundation site classification |
AS 1289(SET) AS2870.1-1998 |
Methods of testing soils for engineering purposes Residential Slabs & Footing Part 1:Construction |
||||
|
Setting out the site Location of the septic bed |
Surveyors Act 2007 Planning & Development Act Construction Occupations(Licensing) Regulation 2004 Water and Sewerage Act 2000 |
ACT Planning and Land Authority |
Water and Sewerage Act 2000 |
Not Applicable |
||
|
Excavation/Fill at the site |
Machinery Act 1949 Environmental Protection Regulation 2004 Environmental Protection Act 1997 |
Chief Minister’s Department Department of Justice and Community Safety Department of territory and municipal services |
Machinery, scaffolding and Lifts Environmental protection and nature conservation |
AS 3798-199 |
Guidelines on earthworks for commercial and residential developments |
|
|
Laying the foundation |
Building Act 2004 Building (General) Regulation 2008 |
|||||
|
Building the framework of the structure including the walls, windows and doors. Roof rafters are modeled. |
Scaffolding and Lifts Act 1912 |
Chief Minister’s Department Department of Justice and Community Safety |
Machinery, scaffolding and Lifts |
AS 3600-2001 AS3600 1994 AS 3623-1993 AS 2047-1999 AS 4349.3 1995 |
Concrete construction Concrete structures Domestic metal framing Windows in buildings Property inspections-residential buildings |
|
|
Siding, roofing, electrical, gas and plumbing works. |
Water resources Act 2007 Water Resources Regulation 2007 Electrical Safety Act 1971 Gas Safety Act 2000 National Gas(Australian Capital Territory) Act 2008 Electrical Safety Regulation |
ACT Planning and Land Authority |
Electricity and Gas safety |
AS/NZS 4386.2 1996 AS 3786-1993 AS 3000.2000 AS/NZS 3500 AS 2049 1992 |
Installations Wiring rules National plumbing & drainage roof tiles |
Smoke alarms |
|
Swimming pool and garage are being constructed |
Not Applicable |
AS 1926 AS 1926.1 1993 AS/NZS 4505:1998 |
Swimming pool safety Fencing for Swimming Pools Domestic garage doors |
|||
|
Designing the interior walls, flooring and tiling. |
Not Applicable |
AS 3958 AS 1288 1994 AS 2688 1984 |
Ceramic tiles Glass in buildings-selection and installation Timber doors |
|||
|
Painting |
Not Applicable |
AS 2311 1992 |
The painting of buildings |
|||
|
Kitchens and bathrooms are set up. |
Utilities Act 2000 |
ACT Planning and Land Authority |
Utilities |
AS 1351.1-1974 AS/NZS 4386.1 1996 AS/NZS 4386 |
Kitchens Kitchen units Domestic kitchen assemblies |
|
|
Interior decoration and furniture placement |
Not Applicable |
AS/NZS 2588 1998 AS/NZS 2589 AS 4285-1995 AS 1680 |
Gypsum plasterboard Gypsum linings in residential and light commercial construction Skylights Interior lighting |
|||
