Building
Building Services
An important role in deciding whether to grant a permit to people waiting to construct the building.
Building Department
The Building Department is responsible for controlling the standards of building to ensure they are safe, stable and contribute to the health of its residents and designed, constructed in ways that promote sustainable development.
All building works require approval by the Council through an application of a building permit. A building permit is a confirmation that the building plans comply with the Council’s building and town planning requirements.
The council has also taken over the Development Permit Management for the Lautoka Rural Local Authority in line with the Declaration of Rural Areas for Designated Municipal Councils under the Local Government Act as gazette in the Government of Fiji Gazette dated August 1, 2018.
The following are the objectives and functions of the Department: –
Objective:
To ensure that the developments are in compliance with Public Health Act Cap. III, Towns (Building) Regulations, National Building Code of Fiji, Town Planning Act, Cap. 139 – Approved City of Lautoka Town Planning Scheme General Provisions and any other by-laws that enable the council to enforce its requirements.
Functions:
- Examine building plans and applications and reply within mandatory time limits.
- Prepare and present reports for council’s approval.
- Approve and issue building permits for development projects.
- Inspect buildings, both existing and those under construction, establish whether all regulations, safety and other provisions are met and take appropriate action.
- Liaise with builders and ensure that they understand the requirements, which need to be satisfied for buildings to be approved.
- Take follow-up action where buildings have been illegally erected or do not comply with the regulations.
- Examine building plans and applications, apply appropriate fees and prepare replies.
- Process applications in regards to Town Planning matters.
Steps in Obtaining a Building Permit:
- Application
All building applications must accompany a building plan with documentation, Application Forms and lodgement fee. - Processing Timeline
The normal timeline for application is around 20 working days, however, some application may take up to 60 days (as in the Public Health Act) if the Council requires further information.
If the details in the application is unclear or incomplete, the timeline stops until all required information is submitted to the Council. It is advisable to have all documentation in order before submitting the application. If the proposed development work does not meet the required Planning and Development requirements, the Council will not be able to issue a building permit. - Approval
Once the Council is satisfied with the application and it meets all the requirements, a building permit will be issued and ready for collection. - Validity
The building permit is valid for six months. An extension can be applied on the permit but it is at the discretion of the Council. If an extension is granted it will be valid for another six months.
Compliance/Inspections
To ensure the building is in compliance with the Building Permit, approved plans and specification, inspections are required at various stages of construction, the developer needs to contact the department to book an inspection and provide the following information: –
- Address of the site for inspection
- Booking for a Site inspection (To have the building permit on record when making the booking).
- Stage of work for inspection required.
- If the inspector feels that work does not meet the building permit requirements, then a re-inspection would be required. If the inspection has been missed, then contact the department and provide evidence that the work is in compliance with the building permit in order get council’s approval to proceed with construction works.
Stages for Inspection
- Substructure – Foundation/footing inspection
- Floor
- wall framing
- Columns
- Suspended floor slab
- Roof beam
- Roof structure
- Drainage
- Building services
- Completion
Completion inspection
For completion inspection, appointment to be made two days in advance as this gives the Council time to check all information is in order prior to the inspection.
Illegal Development
Any building constructed without a building permit is deemed illegal. All developments have to be in compliance with the Public Health Act Cap III, Town/City building Regulations, National Building Code of Fiji, Town Planning Act Cap 139, Lautoka Town Planning Scheme General Provisions and other by-Laws. The Council has the right to penalize people if they are found guilty of breaching the Law.
