Hey Crew,
This is Part 3 of a our 5 Part video-with-chalk experiment: The Meta Diagram
(Refer Part 1 here for your Architectural Base layer …)
(Refer Part 2 here for your External Pro Consultants layer …)
Part 3 is short, but but important.
Without these 2 Critical Gatekeeper Approvals, You Shall Not Pass!
You and I are all about delivering incredible ideas in the physical world here. Built Architecture.
For your vision for your clients to cross over into our physical world, (Brief, Budget, Design, Team, Builder, Materials, Time, Skill aside…), the work must pass though 2 important ‘Gates’ (that is, obtain 2 important Authority Approvals).
1. Development Approval
2. Construction Certificate
I will go into further detail on the actual nature of each approval in a future post, some I’ll assume some knowledge here. From our team building Project Phase video series perspective - there are important distinctions to make.
1. Development Approval
Unless your project is a small interior, installation, maintenance work, and the like (Exempt Development - i.e. not needing Council Approval), you will need Authority Approval, very likely the Local Council Area in which your project sits.
This is called Development Approval, acronym DA
There are also more simplified pathways (for clients timeframes only - I am not a fan!) of Complying Development which combine DA, CC… they are not suited to my personal design practice, and to protect your fee, I suggest understanding ‘traditional’ method outlines here for negotiation :)
From a team assembly perspective, this point is where you will be coordinating the work of your (clients) other consultants, within your design, to submit to Council.
Big Picture, your project will need to demonstrate meeting the local councils Development Control Plan (DCP) objectives, and Local Environment Plan (LEP) objectives
Super simplified: you need to demonstrate that you are not over-developing, over shadowing, totally out of context designing within a community or city.
This is Gatekeeper No 1 - so be nice :)
Notable for your project, business budget, resourcing, expectation management for clients… this is the one point in the project lifecycle you are completely out of control of time.
All going well weeks (ahem, months possibly) later:
Congratulations - you have Development Approval!
2. Construction Certificate
As you charge towards documenting, detailing, resolving, and costing your project for construction, (again - Brief, Budget, Design, Team, Builder, Materials, Time, Skill aside…), you must now gain a second form of Authority Approval:
This is called a Construction Certificate, acronym CC
Big Picture, DA shows your project will meet Local DCP and LEP objectives, zoning, height, character, overshadowing etc. Now you need to prove that your masterpiece will Stand Up! i.e. be Fit For Construction.
As Registered Architects, you have the skills to detail waterproofing, coordinate structural engineering etc. CC should be straightforward for your skills there.
There are also Conditions of Consent within your Development Approval (which may call for particular drawings, design amendments, beyond National Construction Code; NCC - which includes the Building Code of Australia; BCA … a mouthful!)
Again super simplified here to focus on team building within a project, things to watch are that client design amendments, your amazing detailing, envelope resolution etc don’t push the external envelope to change to DA approval, heights or FSR don’t creep etc).
For Gatekeeper No 2, you have a choice!
You can choose to go back through Council, but I highly, highly recommend engaging a Private Certifier as your PCA (Principal Certifying Authority).
From a team-building perspective, they are now part of your extended wolf-pack.
Meaning, you can issue interim documentation drawings, ensure all on track for CC, - they are a known to programme with the rest of your team throughout the Construction.
So submit pre Construction with confidence:
Congratulations - you have a Construction Certificate!
The best part about this Final Gatekeeper Boss - better than just defeated - they on your team!
Let’s prepare this design-army for Construction.
Until next time,
Andrew Donaldson
The Meta Diagram // Gatekeepers