BCA Compliance Report for Proposed Residential Building

This report provides an assessment of a proposed double storey building against the Building Code of Australia (BCA). The proposed residential house comprises of 4 bedrooms, a kitchen, dining room, family/living room, a bathroom, a powder room, an ensuite, a porch, a hall and garage. P & J Consulting has been engaged to carry out an assessment of the proposed project and come up with a report including recommendations.

BCA COMPLIANCE REPORT
Name:
Class:
Professor:
School:
City:
Date:

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P & J CONSULTANTS
15th September Ground Floor 387 Kent Street,
SYDNEY, New South Wales 3001,
Mr. Rodgers Harvey, Phone: [phone].
Department of Urban Affairs and Planning,
GPO BOX 3927 Sydney NSW 2001,
Phone: [phone].
Dear Mr. Rodgers,
RE: BCA REPORT UPON PROPOSED RESIDENTIAL BUILDING
We write to you in response to your instructions to P & J Consulting to carry out a BCA
Compliance Audit and compile a report and propose any necessary recommendations. We are
glad to report that we have completed the assessment as per your requirements. A comprehensive
report and necessary recommendations have been developed for your consideration for approval
or otherwise. We are open to any clarifications that may arise as a result of this assessment
report.
Thank you for appointing us to carry out this audit on your behalf. We look forward to future
engagements with yourselves. Herewith attached are the requisite documents as indicated above.
Yours sincerely,
Henry Rich,
Senior Consultant,
P & J Consultant.
P & J Consultants

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P & J CONSULTANTS
BCA ASSESSMENT COMPLIANCE REPORT
PROPOSED DOUBLE STOREY PATIO DWELLING
NCC SECTION 3: PART 3.7 (Fire Safety)
PART 3.8 (Health and Amenity)
PART 3.9 (Safe Movements and Access)
PREPARED BY: P & J Consulting Pty Ltd.
DATE: 14 September 2018
Ground Floor 387 Kent Street SYDNEY, NSW 3001.
Phone: [phone]
P & J Consultants

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TABLE OF CONTENTS
EXECUTIVE SUMMARY.............................................................................................................5
1.0 INTRODUCTION.....................................................................................................................6
2.0 BCA ASSESSMENT SUMMARY...........................................................................................9
3.0 RECOMMENDATIONS.........................................................................................................17
4.0 CONCLUSION........................................................................................................................19
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EXECUTIVE SUMMARY
This report provides an assessment of a proposed double storey building against the
Building Code of Australia (BCA). The proposed residential house comprises of 4 bedrooms, a
kitchen, dining room, family/living room, a bathroom, a powder room, an ensuite, a porch, a hall
and garage. P & J Consulting has been engaged to carry out an assessment of the proposed
project and come up with a report including recommendations.
The main focus of this audit is to identify conformances non-conformances with the
required provisions of Section 3 (Part 3.7, 3.8 and 3.9) of the BCA, Volume Two, 2016. We will
aim to provide recommendations to help correct the non-compliances with the BCA.
The following information can be obtained from the site plan provided:
Site area 259 m2
Total floor area 213.24 m2
Following the assessment, several issues regarding non-compliance with the BCA were
noted and appropriate recommendation have been given. From our point of view, all
modifications that have been proposed in the recommendations for compliance purposes may not
require significant alterations in the design. Additional, from the architectural drawings provided,
we believe that there is capability of compliance in all areas of non-compliance.
Other aspects that were considered for compliances purposes were not applicable as they
are required for different classes of buildings. In the main report, they are marked as ‘Not
Applicable’.
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1.0 INTRODUCTION
This report provides an assessment of a proposed double storey building against the
Building Code of Australia (BCA). The proposed residential building comprises of 4 bedrooms,
a kitchen, dining room, family/living room, a bathroom, a powder room, an ensuite, a porch, a
hall and garage. P & J Consulting has been engaged to carry out an assessment of the proposed
project and come up with a report including recommendations.
The main focus of this audit is to identify conformances non-conformances with the
required provisions of Section 3 (Part 3.7, 3.8 and 3.9) of the BCA, Volume Two, 2016. We will
aim to provide recommendations to help correct the non-compliances with the BCA.
The proposed construction lies on undulating land where cuts and fills are necessary for
landscaping. The building is to be constructed of concrete slabs, metal sheet roofing, treated
timber frames and trusses, and brick veneer walls. To building is to be located at on a lot of
259 m2 while occupying a total floor area of 213.24 m2.
The project will involve the construction of a single residential unit with a car garage
attached to it. The main building is considered to be in Class 1a while the car garage is in Class
10b of the Building Code Australia classification.
1.1 Basis of Report
This report aims to:
1. Make an assessment of the proposed project under the Building Code Australia (Vol.
2, 2016) Part 3.7, 3.8, 3.9 and list the compliances and non-compliances with the
requirements.
2. Provide recommendations on how to rectify the non-conformances.
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2.2 Methodology
As a statutory requirement in Australia, all proposed building projects should have
their architectural plans submitted to the local authorities for certification so as to proceed
with construction (Shire of Asburton, 2018). The subject matter of this assessment is a
proposed three storey building in Sydney, New South Wales, Australia. An application
for the approval and certification of the proposed development was submitted to the
Department of Urban Affairs and Planning in Sydney, NSW. The department appointed P
& J Consultants to carry out a BCA compliance audit and thereafter compile a report
together with any necessary recommendations.
The report is based on plan drawings that have been provided. For the purpose of this
audit, we shall limit the report to the clauses provided. We hall inspect the architectural
plans provided and audit them using the requirements of the Building Code Australia. We
shall report on the compliances and non-compliances and provide the requisite
recommendations. In areas where specific information/architectural drawings are
missing, we shall make intelligent assumptions and provide justifications for the same.
Below are the details of the architectural drawings provided for BCA assessment;
Sheet No. Description
1 Cover Sheet
2 Site Plan
3 Ground Floor Plan
4 First Floor Plan
5 Doors & Windows Schedule
6 Elevations/Sections
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7 Elevations
8 Kitchen Details
9 Powder Room Details
10 Laundry Details
11 Bathroom Details
12 Ensuite Details
13 Recycled Water/Floor Covering
14 Recycled Water/Floor Covering 2
15 Slab Plan
16 Drainage Plan
1.2 Limitations and Exclusions
Aspects that are not consider in respect to this Report include:
 Heritage significance.
 Consideration of local planning policies.
 Reporting on hazardous materials, OHS&S matters or construction site contamination.
 Requirements by statutory Authorities.
 All other BCA requirements are not taken into consideration for the purpose of this audit.
 Structural design of the prosed building.
 Any proposed mechanical/electrical fire protection system.
All assumptions made in this report are based on the information provided for the basis of this
audit and should therefore be taken as that, assumptions.
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2.0 BCA ASSESSMENT SUMMARY
Building Classification 1a (Residential house)
10a (Garage)
Building Storeys 2
Gross Floor Are 213.24 m2
Effective Height 5.245
Construction Type A
The following table gives details concerning the assessment carried out as per the BCA, Volume
Two, 2016.
3.7 Fire Safety
Part 3.7.1 BCA Requirement Proposed Project Conformance
(Yes/No)
Cl. 3.7.1.3 Building should comply with
Cl. 3.7.1.5 if the distance of
separation between the external
wall of the building to the
boundary is below 900 mm or
1.8m less from an adjacent
building in the same lot. This is
meant to minimize fire spread
potential.
From The
architectural Plans
provided, the
minimum distance
between the
outermost wall and
the boundary is
900mm.
Yes
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Cl. 3.7.1.4 This clause involves
measurements of distances.
Protection is not necessary for
a wall that is at a right angle to
the boundary.
Noted
Cl. 3.7.1.5
Construction
of external
walls
Outer walls that do not meet
the requirements of 3.7.1.3 are
required to have a minimum
Fire Resisting level under this
clause.
The distance of
separation of the
external wall to the
boundary is within
the demands of this
clause.
Yes
Cl. 3.7.1.6 This relates to the fire
protection if class 10a building
is located within the same
compound as the class 1
building.
Minimum of 900 mm
Class 10a buildings
comprise of
inhabitable buildings
such as garages.
The car garage of the
prosed structure is
900mm from the lot
boundary. The
demands of this
clause are met.
Yes
Cl. 3.7.1.7 An encroachment is any
construction or structure
The roof
encroachment is
Yes
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between the outer wall and the
lot boundary or between
buildings on the same lot as
required by Cl 3.7.1.5.
Encroachments includes
downpipes and gutters.
within the required
limit of 450mm fig.
3.7.1.9. The water
tank besides the
garage would be
assumed to be
constructed of steel
and is part of the
allowable
encroachment as per
Cl. 3.7.1.7. (b)(v).
Cl. 3.7.1.8 There should be a separating
wall between the class 1a
buildings or between the Class
1a structure and a class 10a
structure that isn’t appurtenant.
The separating wall should
begin at the footing.
The garage is
appurtenant to the
class 1a building. It
is also important to
note that the R1.5
batts to garage
internal walls.
Not Applicable
Part 3.7.2 Smoke Alarms
Cl. 3.7.2.2 Requires The provision of
smoke alarms in class 1a
building in compliance with
There is not enough
information to make
a determination if the
No
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AS 3786. requirements are
satisfied.
Cl. 3.7.2.3 Smoke alarms should be placed
in the bedrooms, hallways or
staircases.
Smoke detectors are
placed at the entrance
of the house.
However, the
architectural
drawings for the
bedrooms are
missing hence it
cannot be assumed
that the BCA
requirements are
fulfilled. (See
Recommendations)
No
Cl. 3.7.2.4 Placement of smoke alarms in a
class 1b building.
The building under
consideration does
not fall in this
category.
Not Applicable
Cl. 3.7.2.5 Lighting requirements for
evacuations in case of an
emergency.
This is only
applicable for class
1b buildings.
Not Applicable
3.8 Health and Amenity
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Part 3.8.2 Room Heights
Cl. 3.8.2.2 This clause outlines the
acceptable room heights for all
rooms in a building.
 All habitable rooms
must not be less than
2.4 m.
 All the other spaces
such hallways, kitchen
garages and bathrooms
should not have a room
height of less than 2.1
m.
 All rooms on
the ground
floor
including the
garage have a
room height
of 2.745 m.
 All the rooms
on the First
floor of the
building have
a room height
of 2.45 m.
Yes
Part 3.8.3 Facilities
Cl. 3.8.3.2 List of all facilities that are
required for all class one
building including but not
limited to a shower, kitchen
sink, amenities for washing
clothes and toilets.
The proposed
structure is provided
with all the necessary
facilities required
under this clause.
The Kitchen has food
prep areas, a sink.
Yes
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There are toilets and
wash basin, showers
and a laundry room
with a space
provided for the
installation of a
washing machine.
Cl. 3.8.3.3 Sanitary compartments should
open outwards/slide and
removable outwardly with a
minimum clearance of
1200mm.
The powder room is
fitted with a cavity
sliding door. This
meets the
requirements.
The esuite and the
bathroom (which fit
the definition of a
sanitary
compartment) have
their doors opening
inwards and meets
the BCA
requirements.
However,
information about the
No
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other bathrooms is
not available hence it
wouldn’t be assumed
that the statutory
requirements are met.
(See
Recommendations)
Part 3.84 Light
Cl.3.8.4.2 To allow for the transmission
of natural light into all
habitable rooms through
windows and roof lights. The
windows should be of area of
at least 10% of the total floor
area of the room while for roof
lights should be of an area of at
least 3% of the total floor area
of the room.
We shall take
samples of rooms
and calculate if the
window sizes satisfy
this requirements.
Laundry
area = 1m × 2.21m =
2.21 m2
Required window
size area
0.1× 2.21 = 0.221 m2
The proposed
window size is 0.52
m2 which satisfies the
requirements of this
Yes
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clause.
It was also noted that
all other windows
satisfied this
requirements.
Cl. 3.8.4.3 Artificial lighting should be
provided in bathrooms, sanitary
compartments and laundries if
they do not satisfy Cl. 3.8.4.2
Natural lighting is
provided in the
bathroom and toilet.
Artificial lighting is
provided in all the
rooms.
Yes
Part 3.8.5 Ventilation
Cl. 3.8.5.2 Provision of proper ventilation
in all habitable rooms through
windows, doors or any other
type of openings.
Exhaust fans have
been provided in the
kitchen, laundry and
in the bathroom.
All other rooms have
been provided with
doors and windows.
Yes
Cl. 3.8.5.3 Sanitary rooms shouldn’t open
to a kitchen/pantry. The only
exclusion is sanitary
The powder room,
bathroom(s) and
toilet(s) have exhaust
Yes
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compartments with exhaust
fans or access to this facility is
by a hallway.
fans.
Part 3.9.1 Safe Movements and Access
Cl. 3.9.1.3 Provision for requirements of
ramps internal or external.
There are no ramps
in the proposed
building.
Not Applicable
3.0 RECOMMENDATIONS
All proposed buildings in Australia must comply with the BCA, Volume Two, 2016 and
any non-compliances addressed through recommendations. From the assessment carried on the
proposed project, the following recommendations are suggested so as to ensure that the building
complies with the statutory requirements.
Clause Details of Non-
Conformance
Recommendation
3.7.2.2 & 3.7.2.3 Smoke Alarm There is insufficient
information to
conclude if the
building complies
with the BCA
requirements hence it
is assumed that there
The design of the
building should be
modified to comply
with the requirements
of this clause. The
placement of the
smoke alarm should
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is non-compliance.
This would be better
to assume so because
the contrary would be
dangerous were it to
be discovered later
that there is an actual
non-conformance.
Furthermore, there is
no harm on stressing
on the need for the
buildings to meet the
statutory
requirements.
follow the
requirements of
clause 3.7.2.4 of
BCA, Volume Two,
2016. Additionally,
more information is
provided on Fig.
3.7.2.1a&b.
Cl. 3.8.3.3 Sanitary
Compartments
Adequate information
is not available to
determine
compliance with the
requirements of this
clause.
It is recommended
that all the doors
openings in the
sanitary
compartments should
follow the
requirements of this
clause. All the doors
opening inwards of a
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sanitary compartment
should have a
minimum clear space
of 1200mm
determined in
accordance with fig.
3.8.3.3. Otherwise,
the doors should
either be sliding or
opening outwards.
4.0 CONCLUSION
The purpose of this report was to audit the architectural drawings of the proposed
building with a view of identifying compliances and non-compliances with the BCA, Volume
Two, 2016. The assessment details are summarised in the executive summary and the detailed
report on the following chapter. Following the check, a few non-conformances have been
identified which should be rectified appropriately on the architectural drawings. Furthermore,
before certification, it is advised that all the missing architectural plans be obtained to clarify on
the compliance on the BCA requirements.
If the recommendations provided in this report in the areas of non-compliance are
deemed not achievable/ desirable, other appropriate alternatives may be developed with approval
from an approved by a BCA auditor/consultant. However, based on the architectural drawings
provided, we believe that all non-compliances have the capability of conforming to the
requirements of the BCA Volume Two, 2016. This assessment only covers as small part of the
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requirements of the BCA. Therefore, we would propose that a thorough and complete BCA
compliance audit is carried out by a certified consultant.
Report by:
Henry Rich,
Senior Consultant,
P & J Consultant.
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REFERENCES
Anon., 2017. BCA Assessment Report R1, Sydney: s.n.
Doherty, P., 2016. BCA Assesment Compliance Report, Glebe: s.n.
Pavlou, G., 2018. BCASSESSMENT REPORT FOR DA REPORT, Sydney: s.n.
Shire of Asburton, 2018. Shire of Asburton. [Online]
Available at: https://www.ashburton.wa.gov.au/building-planning/building-services/building-
approval-process-an-overview
[Accessed 15 09 2018].
Sunjaya, J. & Alexernder, J., 2016. BCA COMPLIANCE REPORT FOR DEVELOPMENT
APPROVAL SUBMISSION, Jindabyne: s.n.
The Australian Building Codes Board, 2016. NCC 2016 Building Code of Australia. 1st ed.
Canberra: The Australian Building Codes Board.
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