Standard of Documents for Building Consent Applications
All plans should contain a plan number and title, the designer’s and owner’s name and job address and be dated for version control. Drawing conventions – line types and widths, lettering type and size, symbols for building features and elements, designation of spaces, representation of materials and cross-referencing conventions – should generally conform to AS/NZS 1100 Technical Drawing.
Either hand-drawn or CAD (computer-aided design) plans are acceptable. Drawing sizes may vary according to circumstance and convenience, usually ranging from A0 to A4. The size of drawing sheets should be consistent within a single set of project drawings.
The recognised Standard for architectural and engineering drawing in New Zealand is set out in different parts under AS/NZS 1100 Technical Drawing. This group of Standards provides useful advice on drawing conventions. While they do not provide a model for a typical set of building consent documents or construction documents, they nevertheless provide a good base to work from.
The size and complexity of the project often determines the level or amount of detail needed and extent of associated structural and building services-related documents. AS/NZS 1100.301 sets out conventions for dimensions on drawings. Where a finished dimension is critical for compliance or construction, you should clearly identify it in the relevant drawing or specification. Timber size should be identified by its actual finished size.
Site Plan (Scale 1:200)
The purpose of a site plan is to show the dimensions and form of the site, the proposed building work and where on the site the building will be located and where it is in relation to other buildings on the site.
You should also include any known information on existing and proposed services. Drainage information in a diagrammatic form could be included on the site plan.
This should show both existing and new storm water, sewer and relief drainage pipe work and fittings. You should also detail how you propose that these services will connect with the network utility operators’ systems, or can discharge into an approved on-site drainage system (soakage and/or treatment).
The following needs to be included:
- Legal description, legal boundaries and any easements.
- North point.
- Building location, including dimensions in metres to boundaries and boundary fire ratings.
- Spot levels or contours and site datum.
- Location of existing and new services (water, power, gas, stormwater, foul water).
- Proposed/actual driveway, site finishes (hard and soft) with levels and falls.
- Excavation details (cut and fill) and retaining walls.
- Existing buildings and site features.
- Identify natural hazards (where known).
- Identify vehicle crossing(s).
Example site plan
Foundation Plan (Scale 1:100)
The purpose of the foundation plan is to show Council and the builder what type(s) of foundation you propose and to detail their individual dimensions.
The plan should include the finished floor height(s) in relation to the site datum.
Where the property is located in a flood zone, confirm the relationship between the site datum and the minimum occupied floor level set by the Territorial Authority in the District Plan.
Where foundations are designed by a registered engineer, supporting information should be provided, including calculations, design assumptions (e.g.: soil bearing) and possibly a Producer Statement for design. You should identify details of inspections and tests to be carried out by the design engineer on the building consent application.
- Concrete slab dimensions and thickenings (where applicable).
- Foundation walls.
- Pile layout with dimensions, pile type bearer sizes (including for decks and pergolas).
- Subfloor bracing layout.
- Subfloor ventilation (or show on elevations).
- Floor framing layout (optional).
- Specific design foundations.
Example foundation plan
Floor Plan (Scale 1:50)
The purpose of the floor plan(s) is to provide details of room types and sizes, the layout and location of the internal elements and the location of all fixtures and fittings.
Show and describe the bracing elements and lintels on the floor plan. Where floor plans are complex, use a separate key plan containing just the critical structural information (such as bracing elements and lintels) to avoid cluttering the floor plans.
Provide reference numbers for all windows and doors shown on the plans that may be scheduled elsewhere on the drawing set, or in the specification. Separate electrical plans detailing electrical fixtures and fittings, are sometimes justified.
Show any installations related to the building consent, such as smoke alarms and ventilation fans. Where the building work is an addition or alteration to an existing building, the floor plan should clearly distinguish between the proposed new and the existing building work.
- Floor levels relative to the site datum.
- Overall dimensions of walls and other structural elements.
- Internal dimensions of rooms.
- Bracing layout or reference to a schedule elsewhere.
- Lintel sizes or reference to a schedule elsewhere.
- Window and door locations and plan dimensions.
- Special wall constructions (sound, fire, moisture control).
- Room layouts and location of all internal fixtures and fittings.
- Staircase layouts.
- Plumbing diagram and location of plumbing fixtures.
- Cross-section references, space numbers, door/window numbers.
- References to detailed drawings.
- Outline of roof or pergola overhangs.
- Electrical fittings needed for compliance.
- Concrete slab reinforcing details and construction joints (if not shown on the foundation plan).
- Openings for services.
Example floor plan
Exterior Elevations (Scale 1:100)
The purpose of exterior elevations is to show the overall shape, form and size of the proposed building. In addition, it needs to show the location, form and finish of exterior elements, including wall claddings, roof claddings, window and door locations and the location of specific elements, such as decks, stairs, downpipes and vents, and wall and roof openings.
Include ground lines (existing and finished) and heights of building elements relative to the site datum. Extending ground lines through to adjacent boundaries, showing maximum height to boundary angles (sunlight access planes), will help the Territorial Authority confirm compliance with planning requirements.
- All exterior elevations of the building.
- Relative levels, overall height of dwelling.
- Windows, doors and other openings indicating size and opening type and direction.
- Cladding types.
- Roofing types, roof shapes and overhangs.
- Exterior decks, stairs and balustrades.
- Skylights, chimneys and other openings through walls and roof.
- Gutter, downpipe and vent locations.
- Location of construction joints in claddings.
- References to detailed drawings.
Example exterior elevations
Sections (Scale 1:50)
The purpose of sections is to show all vertical and horizontal building elements and the relationship of the ground, floors, ceilings and roofs to each other and to detail structural framing and other construction elements.
Sections and details can be combined on the same drawing, if appropriate. This can often improve clarity for those using the drawings, especially if details are shown in their relative position to an accompanying cross-section.
You can use sections to more accurately locate details. When of a suitable scale, sections can be used to detail elements such as staircases, decks and balustrades
- Ground levels and levels relative to site datum.
- Wall heights.
- Window and door height dimensions.
- Framing sizes and treatments (or in the specification).
- Construction details (e.g.: wall and floor linings).
- Roof and ceiling pitches.
- Floor slopes.
- Location of details.
Example sections
Construction Details (Scale 1:5)
The purpose of construction details is to fully describe junctions and interfaces between and within all major building elements. You need to provide details for all relevant Building Code clauses including structural and weatherproofing design and all necessary information about the construction needed.
You can combine sections and details on the same drawing. This can improve clarity especially if details are shown in their relative position to an accompanying cross-section. A range of scales from 1:10 to 1:2 may be justified, depending on the complexity of the material relationships within the element being described. The detail needs to identify critical dimensions. It’s sensible to group the details of common materials on the same drawing, such as all exterior window and door details.
The extent and number of details will vary significantly depending on the size and complexity of the building design.
However, the following might constitute minimum requirements:
- Structural elements, junctions and fixings.
- Penetrations through exterior walls and roofs.
- Window and door head/sill/jamb.
- Cladding junctions (horizontal and vertical).
- Expansion and movement joints.
- Wall/roof junctions.
- Bottom plate/cladding overhang.
- Soffit and parapet details.
- Retaining wall details.
- Tanking and damp-proofing, cross-sections and details.
- Deck or pergola connections to main structure.
- Stairs showing rise/going/pitch/handrails.
- Deck balustrades and handrails, layouts and fixings.
- Fire separation junction and penetration details.
Example construction details
Additional Plans
It may not always be possible to adequately describe or show clearly the full level of detail required on the drawings discussed above. You may need to provide additional drawings, such as the following:
- A location plan
This is a high-level ‘bird’s eye view’ of the area surrounding the proposed construction work. It shows the location of the proposed work in relation to adjoining streets or properties. These plans are particularly useful in rural or remote locations, or multi-unit residential complexes.
- A floor plan
This is required when floor joists do not follow a regular pattern or specific structural requirements need to be shown. It can include:- Floor beam and joist layouts and sizes including blocking, trimmer joists and boundary joists.
- Drawings of specialty engineered timber and timber/steel products (where these are detailed, calculations and data sheets should be included in the consent documentation).
- Roof framing plan
This is needed where a range of roof and ceiling forms are involved or complex junctions occur. It can include:- A plan layout of all roof and ceiling framing members and seating of trusses and beams.
- Drawings of timber trusses and proprietary timber and timber/steel (where these are detailed, calculations and data sheets should be included in the consent documentation).
- Complex roof forms or where a number of different roofing types are used.
- Details of roof falls (direction and slope).
- Location and size of all rainwater heads, scuppers, internal gutters, spouting and downpipes (including calculations).
- Window and door elevations
It can include:- 1:50 elevations of each exterior window and door element layout.
- Details of glazing types and window opening types, or reference to the specification.
- Protection to other property and people
Council may require information on how adjoining properties will be protected from the work being undertaken on site (for example, surface water control, temporary retaining wall, site hoarding or fencing). - Proprietary installations
When these are needed, they can include:- Details of proprietary installations, such as suspended concrete floors, precast concrete panels, timber trusses, engineered timber products and steel bracing frames.
- Drainage and plumbing schematics for buildings that are more than one storey or where plumbing designs are complicated.
- Wet area details
These are needed to detail wall and floor finishes in wet areas such as kitchens, bathrooms or laundries.
