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Page Last Updated:
Thursday, 22 October 2009 |
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Home>Your property>Building services
Alpine Shire’s Building Services team ensure that buildings are constructed and maintained to relevant standards. We promote good building design having regard to siting, orientation, energy efficiency and much more. Go to the links below to find out more about:
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 When do you need a permit?
How to get a building permit (dwellings and additions)
The building permit process
Obtaining copies of plans and certificates
Rescode
Bushfire prone areas
Bushfire Attack Levels
Fences in residential zones
Swimming pool safety
Smoke alarms in residential buildings
Maintenance of Council buildings
Building Standards and Safety
Building Fee Structure
Owner Builders
Registered Building Practitioners
Registered design advice
Accessible buildings
Alpine Building
Domestic rain water tanks
| When do you need a permit? | | Generally a building permit is required whenever you build, extend or modify the use of a building. For some exemptions, when a building permit may not be required, refer to table below as a guide. If in any doubt please contact the Alpine Shire Building Surveyor on (03) 5755 0555 or request further information using our online form.
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| Common types of building work |
Permit required |
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| ADDITIONS |
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| Additions to a dwelling or any other building |
Yes |
| ALTERATIONS |
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| Structural alterations to a dwelling or any other building |
Yes |
| Removal of or alteration to a load bearing part of a building |
Yes |
| CARPORTS/GARAGES |
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| Freestanding, floor area not exceeding 10m2, no more than 3m high, not constructed of masonry and located no further forward on the allotment than the associated building |
No |
| Attached to another building |
Yes |
| Setback less than the associated building |
Yes |
| DEMOLITION/REMOVAL |
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| Demolition or removal of part or all of a building |
Yes |
| FENCES |
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| Construction of a side or boundary fence less than 2m high |
No |
| Construction of a brick front fence more than 1.2m high |
Yes |
| Construction of a timber front fence less than 1.5m high |
No |
| Construction of a side or boundary fence more than 2m high |
Yes |
| Construction of a fence that is more than 1m high, within 9m of the point of intersection of street alignment |
Yes |
| Construction of a chain wire tennis court fence |
No |
| MASTS/ANTENNAS |
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| Height more than |
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| - 3m above the highest point of a building (if attached to a building) |
Yes |
| - 8m above the ground (if not attached to a building) |
Yes |
| PERGOLAS |
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| Construction of a pergola (unroofed) associated with a house, not exceeding 20m2 in area, not more than 3m high and located no further forward on the allotment than the dwelling |
No |
| Construction of a pergola (unroofed) associated with any other building |
Yes |
| RETAINING WALLS |
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| Constructed on or near site boundaries (any height) in order to maintain the stability of the adjoining property |
Yes |
| Construction of a retaining wall 1m or more in height |
Yes |
| REBLOCKING |
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| Reblocking or restumping of an existing building |
Yes |
| ROOFING |
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| Replacing of corrugated iron roofing with concrete or terracotta roofing tiles |
Yes |
| Replacement of corrugated iron roofing with 'Colorbond' or other pre-finished sheeting |
No |
| SIGNS |
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| More than 1m above ground level within 3m of the street alignment |
Yes |
| More than 8m above ground level, and more than 6m˛ in display area and more than 3m from the street allotment boundary |
Yes |
| SHEDS |
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| Erection of a shed less than 10m˛ in area, no more than 3m high, not constructed of masonry and located no further forward on the allotment than the associated building |
No |
| Erection of a shed more than 10m˛ in area |
Yes |
| SWIMMING POOLS/SPAS |
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| Construction of an in-ground swimming pool/spa greater than 300mm in depth |
Yes |
| VERANDAHS |
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| Construction of a verandah attached to any building |
Yes |
| WINDOWS |
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| Replacement of windows with similar type windows, where no structural alterations are required |
No |
| Installation of "bay" or "corner" type windows where structural alterations are required |
Yes |
| WOOD HEATER |
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| Installation of a wood heater (solid fuel burning appliance) |
No |
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| How to get a building permit (dwellings and additions) | | To apply for a building permit you must supply:
- A completed Building Application form
- Three copies of your building plans
- Builder's registration / insurance
- Building fees
In addition, for new homes you must supply:
- Three copies of the Project Building Specifications
- A soil report
- A copy of title
All applications will be checked with Council's Planning Department, as a Planning Application will be required in many cases.
Inspections and Occupancy permits
- Mandatory inspections of building work consist of the following stages:
- Foundation stage prior to pouring concrete
- Slab reinforcement stage
- Framework stage
- Completion prior to occupation
Note:
- To obtain an occupancy permit, works must be completed and plumbing Certificates of Compliance obtained before a final inspection can be arranged.
- It is illegal to occupy a building without a final certificate or occupancy permit.
- Building work must be commenced within one year and completed within two years. If work is not completed within two years it is illegal to continue work unless an extension of time or new permit is obtained.
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| The building permit process | | Council checks most applications within one week looking at:
- Compliance with building regulations etc.
- Insulation
- Termite protection
- Light and ventilation etc.
- Structure and foundation
- Siting and adjacent buildings
- Bushfire controls
- Building practitioners involved
- Fire safety and smoke alarms
- General access and safety of stairs, balconies etc.
- Overall documentation and fee payment
Once assessed we will contact the applicant by phone, fax, email or letter to let them know if further information is needed or if the permit is issued.Top
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| Obtaining copies of plans and certificates | | For information on obtaining copies of plans and certificates, please contact Council's Building department by phoning 03 5755 0555 or emailing the Alpine Shire Building Department.
You can also download a form to fill out and bring into the Council office to obtain further information.Top
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| Rescode | | Rescode is adopted via Part 4 of the Building Regulations to control siting of single dwellings and associated garages and ancillary structures.
This means that designers and building surveyors use Rescode to determine siting of houses, sheds, fences, pools, etc.
Rescode controls effect the following:
- Building setbacks from boundaries
- Building setbacks from streets (generally average of existing)
- Overlooking of neighbours windows within 9m
- Overshadowing of neighbours secluded private space
- Carparking
- Site coverage
- Permeability of site
- Maximum building height 9m
- Maximum wall length on boundary
- Daylight to existing neighbours' window
- Private open space
Your designer will need to include all relevant information on your plans prior to applying for a building permit. For further information contact the Alpine Shire's Building Surveyor on 03 5755 0555 or e-mail Alpine Shire Building Surveyor
More information can be foundon the Rescode website.Top
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| Bushfire prone areas | | Properties in the Shire that are within 100m of bushland are generally classified as bushfire prone areas. The Building department has mapped these areas and maps can be viewed at the Council office.
If you propose to build in a bushfire prone area your design will need to consider:
- Distance to fire source (vegetation)
- Vegetation type
- Building construction level required
- Materials adopted
- Protection of window and door openings
- Protection of sub-floor area or lower perimeter
Your designer will need to ensure that all relevant information regarding bushfire exposure, construction level adopted, external materials etc are indicated on building plans to show compliance with AS 3959. This should be done prior to applying for building permit.
In areas where town water and street hydrants are not close by, consideration must be given to CFA vehicle access and fire fighting. A condition of approval may include providing a 10,000 litre static water supply tank dedicated to fire fighting with CFA couplings. Also ensure access is all weather and will accommodate CFA trucks.
For further information contact Council's Building Surveyor on 03 5755 0555 or e-mail Alpine Shire Building Surveyor
More information can be found on the Country Fire Authority website.Top
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| Bushfire Attack Levels | | After the Canberra bushfires in 2003, the Australian Standard relating to building was extensively reviewed with the intention of introducing a new Australian Standard (AS 3959) nationally.
In the wake of the devastating February 2009 bushfires, the Victorian Government decided to act immediately to ensure that new homes, alterations and additions in Victoria are designed, constructed and located with greater bushfire protection.
The new standard assessment adopts six levels of risk called Bushfire Attack Levels (BAL). The more scientific risk assessment contained in the new standard determines the likely levels of heat exposure and then stipulates the appropriate construction method to improve the ability of a building to withstand bushfire attack, and importantly, protect occupants and the building.
More information on the BAL can be found on the Building Commission website, where information is provided in detail. A good starting document is the Guide to building in Victoria after the bushfires.
The Bushfire Attack Level form aids in the determination of the property’s BAL and has been prepared to assist property owners, builders and designers in establishing the required level of protection.
Once the BAL has been identified for the subject property, it will be necessary to refer to AS 3959-2009 to determine the appropriate construction requirements relative to the nominated BAL.
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| Fences in residential zones | | A building permit is only required to construct a fence which is -
- More than 1.2m high where located within 3m of a street alignment.
- More than 2m high where adjoining neighbouring property.
A fee of $100 is payable for the Permit if issued by the Council's Building Surveyor.
Generally the following restrictions apply to front fences:
- Height more than 1.5m may not be permitted if likely to cause detriment to traffic or amenity.
Council may give consent for front fences that do not meet these requirements, but only if it is satisfied that the design meets the requirements of Part 4 of the Building Regulations. This include maximum length of fences over 2m high on side boundary and minimum distance from neighbours' window etc.
Council consent (via the Manager Planning Services ) is also required to construct a fence within 9m of the intersection of street alignments and more than 1.2m high.
Planning Permits
If the property is located within the Wandiligong Heritage Area, you must obtain a planning permit from Council before a building permit can be issued. The planning permit addresses matters relating to style, colour and materials and is further explained in the Wandiligong Brochure.
Enquiries
Enquiries regarding Building and Planning Permits can be made by phoning (03) 5755 0555 or emailing Alpine Shire's Building Surveyor.
Fences Act
The Fences Act 1968 applies to any fence constructed between adjoining properties. It deals with apportionment of costs, maintenance, procedure for notifying neighbours, disagreements, etc. Council is not responsible for administering the Fences Act, and therefore legal advice should be sought regarding these matters.Top
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| Swimming pool safety | | If you are the owner of a domestic swimming pool or a spa pool you are required by law to have compliant barriers to restrict access by young children. This applies to any swimming pool or spa tub capable of containing greater than 300mm depth of water and not emptied after every use.
For further information refer to link below or contact the Alpine Shire Building Surveyor on 57550555 or e-mail Alpine Shire Building Surveyor.
Barriers are designed to restrict access to young children and must comply with Australian Standard AS 1926.
- Lids or lockable covers to outside spas do not comply.
- Temporary pools emptied after every use are exempt but owners are still responsible for child safety on their land.
- Boundary fences can be incorporated as part of the barriers but are not recommended as maintenance or use of area on adjacent property cannot be guaranteed.
- New provisions in the building regulations make it law that owners must maintain their pool safety barriers to ensure they stay compliant at all times.
- All pool barriers require a Building Permit and must be inspected and approved by a registered building practitioner.
Pool safety regulation info sheet
Building Commission website - Pools and Spas
KidSafe website
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| Smoke alarms in residential buildings | | Since February 1999 is has been law to have smoke alarms in all residential buildings including dwellings, motels, bungalows etc. Smoke alarms must be installed in accordance with Australian Standard AS 3786 or 1670 and located on every level of the building. For information on smoke alarms in residential buildings please refer to link below or contact the Shire's building surveyor by phoning 03 5755 0555 or emailing Alpine Shire Building Surveyor.
Building Commission - Smoke Alarms in Residential BuildingsTop
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| Maintenance of Council buildings | | Alpine Shire has approximately $20million worth of buildings which include Shire offices, libraries, halls, pavilions, amenities etc.
Council has a Building Maintenance policy which explains both the users' and the Council's responsibilities and is used to guide expenditure of maintenance funds. Building staff perform inspections annually to identify works needed and subject to budget considerations, those works are arranged.
For enquiries regarding maintenance of council facilities, or to suggest maintenance works required, please contact the Shire's Building Surveyor by phoning 03 5755 0555 or emailing Alpine Shire Building Surveyor
Council Building Maintenance Policy
Major building maintenance projects planned or recently completedTop
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| Building |
Item |
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| Bright Depot |
Toilets refurbished |
| Bright Centenary Park Toilet block |
Guttering repairs and rendering |
| Tawonga Hall |
Re-stumping and new kitchen |
| Mount Beauty Senior Citizens |
New disabled toilet |
| Myrtleford Library |
Roof and guttering repairs |
| Myrtleford Memorial Hall |
Roof and guttering repairs / replacement |
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| Building Standards and Safety | | One of the roles of the Building Surveyor is to ensure that existing buildings are safe for their intended use. This includes ensuring owners maintain essential fire safety equipment, exits, etc.
The controls also give the Building Surveyor power to ensure buildings are maintained in good order and do not become dangerous due to damage or deterioration.
For information on building standards and safety, please contact the Shire's Building Surveyor by phoning 03 5755 0555 or emailing Alpine Shire Building Surveyor.
Building Commission website - Essential Services
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| Building Fee Structure | | The fees charged by Alpine Shire's Building Department are generally in line with the Australian Institute of Building Surveyors recommended guidelines.
Commercial Works
- A minimum fee of $600 applies for works up to $40,000
- Fees for works over $40,000 will be calculated generally in accordance with the AIBS fee schedule
- A lodgement fee of $32.60 applies to all new building applications $5,000 or greater
Domestic WorksTop
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| Description |
Minimum Fee |
Additional Information |
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| Minor works: Carports, Garages, Sheds, Verandahs |
$400 |
2 Inspections |
| Swimming Pools |
$500 |
2 Inspections |
| Dwelling reclad, Restumping, Demolition |
$400 |
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| Extensions, Alterations |
0.5% of value |
Minimum fee $600, 4 inspections |
| New Dwellings |
0.5% of value |
Minimum fee $800, 4 inspections |
| Multi Unit Development |
0.5% of value |
Minimum fee $1200, 5 inspections |
| Extensions of time, |
$165 |
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| Amendments to approval plans |
Minor - $55 |
General - $110 (incl GST) |
| Setback siting variations |
$217.50 |
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| Additional inspections or re-inspections |
$85 |
(Alpine work $150) |
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| Description |
Fee |
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| Individual copies of Certificates of Occupancy, Certificates of Final Inspection, Building Works Directions or Building Notices |
$10 (GST incl) |
| On-site search fee* |
$33 (GST incl) |
| Off-site search fee* |
$66 (GST incl) |
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| * Search fee includes copying up to two, A1 sized plans, copying of any Occupancy Permits, Certificates of Final Inspection, Building Works Directions and Building Notices if required.
All requests need to be made in writing to the Building Department, and include: Street Name and Number, Lot and Plan Number. If applicant is not the owner of the property, a letter of consent signed by the owner is also required.
Notes about fees
- GST is applicable on all building fees and extensions of time
- A lodgement fee of $32.60 applies to all new building applications
- Where the construction costs exceed $10,000 a State Government levy at the rate of $1.28 per $1,000 is applicable to all building work. The HIH levy of $0.32 per $1,000 is applicable only to residential building work.
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| Owner Builders | | On 14 June 2005 the Building (Interim) Regulations 2005 introduced regulations that specifically address Owner Builders. The regulations now define who or what is an Owner Builder.
Generally an owner-builder is defined as a person who constructs or renovates a domestic building on his or her own land, for their own occupation and, who is not in the business of building. Owner Builders will not be able to construct multi unit developments. Owner Builders must obtain a Certificate of Consent from the Building Practitioners Board in order to obtain a building permit to carry out domestic building work valued over $12,000. In doing so the Owner Builder must ensure they read and understand information on their legal obligations and responsibilities.
A Certificate of Consent is an individual's written approval to act as an owner-builder on their own land in the State of Victoria. The Building Permit cannot be issued until the Certificate of Consent has been lodged with the Relevant Building Surveyor. Owner Builders are restricted to obtaining building permits for a single dwelling and associated work on a single property, in any three-year period.
Click on the link below for more detailed information about Owner Builders from the Building Commission. In particular, reference should be made to the Owner Builder Information and Education Kit which must be read in order to obtain a Certificate of Consent. A copy of the Kit can be obtained from the Building Commission’s website. The link to Consumer Affairs also provides advice about building and renovating.
Building Commission website - Choosing to be an owner builder
Consumer Affairs Victoria website - Owner BuildersTop
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| Registered Building Practitioners | | All builders, designers, engineers, building surveyors, inspectors who operate in Victoria are required to be registered practitioners.
All registered building practitioners carry appropriate insurance which provides
improved protection for the customer.
The Building Commission has powers to investigate and penalise practitioners behaving inappropriately or illegally.
It is illegal for any person in Victoria to undertake the function of a registered building practitioner unless registered with the Building Commission or the Architects' Registration Board.
Building Commission website - Registered Building Practitioners
Architects' Registration Board website.Top
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| Registered design advice | | Siting and Planning
Check with Council Planning staff to ensure you can build on the land.
Obtain a building information certificate via conveyancers or Council Building staff regarding flood, bushfire, termite, landslip, snowfall data that may effect building on the land.
Check with Council regarding available services including sewer or if septic required, stormwater discharge point, etc.
Check copy of title or with your solicitor re existence of any easements or restrictive covenants on the land.
Consider site levels, orientation to north, views, adjacent homes, vegetation etc.
Designing your home
Design your home to be as liveable and energy efficient as you can afford to. Solar orientation, insulation, windows, etc all play a part. For further free information there is a good publication called “Your Home” which can be obtained from Council's Building Department or viewed at the link below.
Use a good designer as their skills will help you through this stage. All designers working in Victoria must be registered practitioners.
An architecturally pleasing and well designed building is more likely to increase in value compared to a "run of the mill" standard design.
Consider using materials requiring low levels of maintenance such as colorbond or galvanized steel, stone, etc.
As much of the Shire is bushfire prone, non-combustible external materials are recommended and may be required.
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| Accessible buildings | | The Building Code of Australia calls up Australian Standard AS 1428 which specifies all detials for accesible buildings including ramps, handrails, toilets, showers, signage, vision aids (tactile indicators) etc.
New buildings
All new shops and offices are required to be accessible and have at least one toilet suitably sized for disabled persons. The building designer will need to document this prior to applying for a building permit.
The Building Surveyor will ensure compliance prior to issuing permit and during construction.
Existing buildings
The Building Surveyor has no power to require existing buildings to be modified to provide disabled access and facilities except when new work or a change of use is proposed.
If the use of an existing building is changed or a building is extended, the Building Surveyor will endeavor to achieve the best outcome reasonably expected for people with disabilities. In this regard much has been achieved recently with improved access and facilities for people with disabilities in the Alpine Shire and work is ongoing.
The Alpine Shire has also undertaken an Access Audit which has highlighed a program to further improve access for the community.
See link below to accessibility.com.au which is a site set up by a local access consultant and Olympic Wheelchair Athlete- Nick Morris.
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| Alpine Building | | This section is dedicated to issues relating to building in areas subject to significant snowfall such as Dinner Plain, Mount Hotham and Falls Creek.
Building at Dinner Plain
To gain a Building Permit to build or extend a home at Dinner Plain, in addition to the normal building permit application, you will need to obtain a Planning Permit and your application must:
- Demonstrate that snow shedding is effective and not adversly effecting carparking, driveway or any adjoining property
- Show carparking spaces based on floor area as per planning scheme
- Demonstrate that the architectural design is consistent and complimentarty with the established Dinner Plain theme including architectural style, materials of stone stained cedar and colorbond, approved colors adopted etc.
- Show overall building height to not exceed 11m.
- Show approved type of garbage enclosure on site
- Show location of and effect on any existing native vegetation with aim of preserving existing snowgums etc.
- Compliance with Building Code of Australia Alpine Provisions
- Show floor area of building not exceeding 300m2
- Include structural design computations and drawings for building to accomodate snow loads
Building at Mount Hotham and Falls Creek
The Alpine resorts of Mount Hotham and Falls Creek, although geographically within the Alpine Shire, are not controlled by the Alpine Shire. The land is owned by the Crown and sites are leased to clubs, companies and individuals.
Each Alpine Resort has a Management Board charged with responsibilities, via the Alpine Resorts (Management) Act, similar to those of a local Council with additional functions relating to the management of an Alpine Snow Resort.
All new buildings or additions require planning permits or similar which are administered via the Department of Infrastructures Alpine Planning division.
A building permit application can be made to the Alpine Shire Municipal Building Surveyor for these resorts, but prior to obtaining a building permit, Department of Infrasturcture Planning Approval must be obtained.
Again all designs will be assessed against Building Code of Australia Alpine Provisions in part G4, planning permit and conditions, structural design for snow loads, snow shedding, access, egress, vegetation and site environmental protection measures, carparking, etc.
Administration of the Building Act is curently contracted to Alpine Shire Municipal Building Surveyor for Mount Hotham and Indigo Shire Municipal Building Surveyor for Falls Creek. This means that issues relating to illegal works, safety of existing buildings and essential services maintenance is contracted to the above Local Council Building Surveyor via the relavent Resort.
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