Building Approval
IMPORTANT: The safety and security of buildings is ensured by the process of building approvals. The overall structure is assessed based on plans presented and their conformance with the building code. Our goal is for response to be made within ninety (90) days of receiving the application.
- Applicants may consult with Department staff prior to the submission of the formal application. This can help speed the process by identifying missing documents or potential problems at an early stage.
- Applications are available from the front desk of the Department, or can be downloaded here. Link to Building Approval Form
- Submit the application to the Roads and Works Department. An engineering report must accompany any application for a building of over two stories. Documents required:
- Residential – four (4) full sets of plans
- Commercial – six (6) full sets of plans
- At the time of application, fees are payable in full. The Roads & Works Department will calculate the fees which are paid immediately to the Finance Department cashier at the Saint James Parish Council, 3rd floor. Fees may vary from parish to parish; at present, those for the Saint James Parish Council are calculated as follows:
REQUIREMENTS FOR BUILDING APPLICATION AS AT JULY 1, 2008
Residential -
- Certificate of Payment of Property Taxes
- Four sets of detailed Architectural Drawings (Blueprints).
- Proof of Ownership for the land (Title, letter from the Developer or letter from a Lawyer along with a copy of the Original Title).
- Surveyor’s ID (Sketch Plan).
- Fee for Single Family Unit – $120.00 per square metre.
- Fee for Multi Family Unit – $180.00 per square metre.
Inspection fee of $4000 is applicable for buildings exceeding 300m squared.
Commercial -
- Certificate of Payment of Property Taxes
- 6-8 sets of detailed Architectural Drawings (Blueprints)
- Proof of Ownership for the land (Title, letter from the Developer or letter from a Lawyer along with a copy of the Original Title)
- Surveyor’s ID (Sketch Plan)
- Fee of $200.00 per square metre.
Inspection fee of $4000 is applicable for buildings exceeding 300m squared
Hotels -
- Certificate of Payment of Property Taxes
- 6-8 sets of detailed Architectural Drawings (Blueprints).
- Proof of Ownership for the land (Title, letter from the Developer or letter from a Lawyer along with a copy of the Original Title).
- Surveyor’s ID (Sketch Plan).
- Fee of $250.00 per square metre.
Inspection fee of $4000 is applicable for buildings exceeding 300m squared.
Please note: Fees are subject to change.
If Council refuses a building application, a refund not exceeding 50% of the total fees paid shall be made.
- Following payment, department staff gives the applicant a notice of intent to build. This notice must be posted on the building site.
- Department staff will carry out a complete field inspection of the building site.
- If any problems are found, the applicant will be notified and the application will not be approved until they are rectified.
- Applications are then sent to the Fire and Health Departments for review and comment. Proposed buildings on main roads, large developments, petrol filling stations and cellular towers are sent to NEPA for comment. Applications for industrial buildings are sent to the Ministry of Labour for review and comment.
- After the field inspection, each application is evaluated by Department staff against the requirements of the St. James Development Order, the National Building Code and the content of any restrictive covenants that may be registered against the subject property.
- Once the central government comments are received, Department staff prepare a report with proposed conditions of approval that is sent to the Planning Committee for review and approval.
- The applicant will be advised of the Committee’s action by letter, including any conditions, and is given authorization to proceed.
NOTE: If work is not commenced within six (6) months of the date of issue of the building permit, such building permit shall be deemed to have lapsed and shall be null and void. While approval is valid for six (6) months, the applicant has the right to seek extension of time up to a maximum of two (2) years after which a new application would have to be made.
Building Inspection
A total of five (5) inspections are carried out on each building. These inspections are critically important to ensure the safety and integrity of the structure.
- The applicant must provide Roads & Works with three (3) days advance notice of proposed construction activities.
- The first inspection confirms site design and layout.
- The second inspection checks the dimensions of building on the ground and correct depth of foundation.
- The third inspection checks correct reinforcement of foundation, columns and stiffness.
- The fourth inspection checks for proper reinforcement in beams and suspended slabs.
- The fifth inspection checks for proper reinforcement in beams and suspended slabs in higher level floors.
- Comments and observations resulting from each inspection are attached to an original copy of the building plan which is kept in the Department’s files.
Building Enforcement
Illegal buildings are dangerous and pose a hazard to public safety. The Parish Council is authorized to issue stop notices, enforcement notices and injunctions to combat unlawful construction.
- The department conducts routine field inspections to search for illegal buildings. Others are reported by staff, Councillors and the general public.
- Builders / owners are issued verbal warnings to stop illegal building activities when they are identified, and try to negotiate a suitable resolution of the problem.
- If illegal building activity continues, a stop notice is prepared and served.
- The stop notice is valid for 10 days then an enforcement notice is served which is valid for 3 days.
- If problem persists, the Parish applies to the court for an injunction.