Building projects do not always go exactly according to the original plans. Owners may decide they want a larger window, a different internal layout, another door, a changed roof design or a different configuration once construction has already started.
Changes during construction are common, but an approved building project should not simply be altered without first considering whether the change affects the existing approval or certification.
Depending on what is being changed, updated plans, a modification to the development consent or further certification may be required before the altered work is carried out.
Speak to the relevant designer, builder and certifier before carrying out work that differs from the approved plans. It is generally much easier to address a change before it is built than afterwards.
Can Approved Building Plans Be Changed?
Yes. Approved building plans can sometimes be changed, but the process depends on the type and extent of the proposed change.
A relatively minor change may be dealt with differently from a major alteration that changes the size, appearance, layout or planning impacts of the development.
The important point is that the finished building should not simply differ from the approved documentation without the change being properly considered and dealt with through the appropriate process.
When Might a Modification Be Required?
If a project was approved through a Development Application, changes to the approved development may require a formal modification to the development consent.
In NSW, modifications to development consent can be made under section 4.55 of the Environmental Planning and Assessment Act, depending on the nature of the proposed change.
For certain modification pathways, the modified development must remain the same or substantially the same development as the one originally approved. If the proposal changes too significantly, a new Development Application may be required instead.
The relevant consent authority, usually the local council, determines whether a proposed modification can be approved.
Changes to building height, setbacks, floor area, configuration, external appearance or other important features can affect the approval and should be checked before work proceeds.
What About the Construction Certificate?
For developments requiring a Construction Certificate, the construction plans and specifications must be consistent with the development consent and meet the applicable building requirements.
If the design changes after the Construction Certificate has been issued, the approved construction documentation may also need to be updated before the changed work is carried out.
This is one reason why it is important to involve the certifier before making alterations on site rather than assuming the change can be documented later.
What If the Builder Has Already Made the Change?
Problems can arise when building work has already been carried out differently from the approved plans.
A certifier is required to assess building work against the relevant approvals and legislative requirements. If completed work does not match what was approved, the discrepancy may need to be addressed before the certification process can continue.
Exactly what is required will depend on the particular project and the nature of the difference.
Possible steps may include revised documentation, further approvals, rectification work or involvement from the relevant consent authority.
Why dealing with changes early matters
A change that may have been relatively straightforward to document before construction can become much more complicated once the altered work has already been built.
Common Changes That Should Be Checked
Not every project is the same, but examples of changes that should be discussed before proceeding can include:
- Moving or changing windows and doors
- Changing room layouts
- Increasing or reducing building dimensions
- Changing setbacks
- Alterations to roof design or building height
- Changing structural elements
- Adding decks, balconies or other external structures
- Changing external materials or building appearance
- Changes affecting fire safety, access or other compliance requirements
The Certifier’s Role
A registered certifier assesses certification applications, carries out required inspections and checks building work against approved documentation and applicable requirements.
The certifier does not redesign the project or supervise the builder. If design changes are proposed, amended plans may need to be prepared by the appropriate designer or other professional before they can be assessed.
A Simple Approach Before Making Changes
Make sure it is clear exactly how the revised design differs from the approved plans.
Discuss the change with the designer, builder and certifier before the altered work is undertaken.
Determine whether amended certification documents, a modification application or another approval is needed.
Make sure the approved documentation reflects the authorised design before construction proceeds where required.
Avoid Creating a Certification Problem Later
Changing a building design during construction is not unusual. The problem usually arises when changes are made without checking whether the existing approvals still cover the work.
Taking the time to address proposed changes before they are constructed can reduce the risk of delays, additional costs and problems when final certification is required.
Planning Changes to an Approved Project?
Certiscope provides professional building certification services and can assist clients in understanding the certification requirements that apply to their development.
Contact the Certiscope team to discuss your project before proceeding with changes to approved building work.
This article provides general information only and is not planning or legal advice. Approval and certification requirements vary according to the development and proposed changes.