Classify Buildings

The Australian Building Codes Board (ABCB) produces and maintains the National Construction Code (NCC) on behalf of the Commonwealth and State and Territory Governments. It provides the minimum mandatory requirements for safety, health, amenity, and sustainability for building works of both new and existing buildings throughout Australia.¹

Note, NCC 2022 is proposed to come into effect from 1 September 2022. It will allow transition periods for states and territories for some requirements.

Building work is defined broadly in the NCC and includes the following activities:

• construction
• alteration
• extension
• restoration
• repair
• demolition
• dismantling
• installation of fittings such as heating, lighting, sanitation, ventilation, power supply, drainage, etc. 
• any operation to prepare for or finish the activities mentioned above, including site clearance, laying of foundations, provision of access works, etc. 

The NCC incorporates all building work requirements into a single code containing three (3) volumes. The Building Code of Australia (BCA) is Volumes One and Two, and the Plumbing Code of Australia (PCA) is Volume Three. Copies of these codes and amendments can be accessed at the NCC website upon free registration. 

NCC and building classifications

This 5-minute video explains NCC and how it classifies buildings:

The NCC classifies buildings based on the nature, use, and arrangement of buildings. The definitions of these terms are as follows:

• The nature of a building refers to the inherent characteristics of a building.
• The use of a building refers to the purpose for which it was designed, constructed or adapted.
• The arrangement of a building refers to how its parts and elements are positioned.

The NCC is given legal effect through the respective state and territory legislation. Any NCC provision may be overridden by or subject to the legislation of the state or territory. As such, they must always be read in conjunction with each other.

This factsheet explains all building classifications set out by NCC.

Construction plans, working drawings and specifications

Construction plans and working drawings are documents containing relevant information about a building's construction. They are used to convey technical details.

Construction plan

A construction plan, also known as the project plan, represents the site of a project and all project-related activities. The plan covers the location of the project site, the structures and other facilities, the grading operations, the implementation schedules, and other specific details relating to the site of the project.

Working drawings

Working drawings refer to accurate visual descriptions of what will be built, where the building will be situated, the size of the rooms and the relationship of the elements within. 

Construction plans and specifications must follow the Australian Standard 1100 (AS 1100), which provides the standards for technical drawings, diagrams, charts, and tables. 

At the minimum, construction plans, working drawings, and specifications should include the following information:

• a drawing title that indicates what the drawing relates to
• a drawing number and version
• the date the plan was completed
• the block, section, and division of the land
• the project street address
• the names of the landowners
• the name of the entity who prepared the plans, including the individual responsible for other relevant design work. 

They must also: 

• clearly differentiate between the proposed building and other existing structures using colours, shadings, or codes with associated legends;
• include dimensions of elements such as timber, windows, or structural beams;
• present information clearly and legibly;
• use appropriate drawing scales; and
• use drawing sheets appropriate to the type of drawing and its details.

There are different types of working drawings that show the different aspects and perspectives of building work. These types are summarised in the table below. Simple examples of each of these can be found on this Designing Building website.

Description	Types of working drawings
Location Plan	high-level bird's eye view of the area around the proposed building work indicates the location of the proposed building work in relation to nearby streets or properties and other relevant features such as dams and waterways
Site Plan	indicates the location of the proposed building work in relation to existing buildings, adjoining properties and boundaries used to identify site constraints and site-specific topographic issues such as slopes and fire source features
Elevation	shows the exterior of the faces of a building generally produced for four directional views: north, south, east, and west
Detail Drawing	details the junctions and interfaces between and within major building elements and special areas in a building
Section	looks similar to an elevation but shows a cross-section of the building indicates the basic structural characteristics of the roof, walls, subfloor, and footings
Floor Plan	each building level must have a separate floor plan general floor plans show how elements such as walls, windows, doors, stairs, lifts, ramps and so on are positioned relative to each other All floor plans are horizontal sections /views of the building projectings / looking down There are different types of floor plans with different content like fit out plans, concrete setout plans etc.
Reflected Ceiling Plan	Special type of floor plan looking up to indicate the ceiling of a floor. Doors and windows are usually indicated with their openings only.
Demolition Plan	required if you intend to do demolition work identifies which building or parts of a building should be demolished identifies disconnection of services from public utilities shows remedial work to be done onsite after demolition

Specifications

Specifications (or informally, specs) are usually developed during the design phase and provide detailed descriptions and conditions for the materials, work, and product required for the project. They do not include quantities or illustrations and must be reviewed together with other construction documents. They may include the process for determining if the requirements of the specifications are met. They must also be specific to the project. 

Specifications perform different roles, including:

• a document showing compliance with relevant building codes and standards
• a written record of design decisions as well as required materials and standards to be met
• a tendering document
• a legal document
• an onsite working document
• a project management tool.

The following are some examples of specifications that you may use in a proposed project:

• earthworks
• erosion and sediment controls
• concrete works
• fencing
• building works
• roads
• electrical systems
• water reticulation systems.

Construction specifications can be classified into three different types: Performance Specifications, Prescriptive Specifications, and Direct/Proprietary Specifications. 

Performance specifications

• Specifies how the final component should perform after installation
• Allows more freedom to innovate and adopt cost-effective methods

Prescriptive specifications

• Shows the details of the materials to be used
• Indicates the required workmanship and installation 
• Provides more certainty regarding the final product compared to performance specifications

Direct/Proprietary specifications

• Used if a project requires a specific product.

If you are unsure about how your building should be classified, it is best to consult with an appropriate authority.

What is an appropriate authority?

As defined by the NCC, an appropriate authority is an individual or entity with the statutory responsibility to approve building and plumbing works and enforce relevant regulations. State and Territory building and plumbing regulations determine who is considered an appropriate authority. Generally, a person with an interest in the building work cannot be appointed. 

An interest includes:

• legal or equitable interest in the land where the building work will be carried out;
• financial interest in the construction or completion of the work; or
• intention to carry out any of the building work, including the planning and design.

An appropriate authority is typically a building certifier, building surveyor, or plumbing inspector.

Building processes, procedures and techniques. for construction of wide span and complex designed buildings

Depending on the type and use of a building there are many different options that can be implemented. For example, wide span buildings are useful when wide, uninterrupted space is required for industrial and commercial purposes. A good example is a factory floor, where walls and pillars may get in the way. Having a clear space provides for machines and production processes to change easily without having to reconfigure the building.

There are also buildings that are considered complex. These are often built for a purpose, for example, a boarding house to provide accommodation for school students. These buildings are generally purpose-designed and have a lot of input from the client. Whereas compared to a wide span construction that could be as simple as a shed, the only factor that really changes is the size.

Depending on where the project is considered a wide span or complex, or a mix of both, there are numerous types of building processes and techniques that will need to take place. These will alter depending on the scale of the building, the allocated budget and the use. Every building process that takes place will need to comply with the relevant NCC specifications. 

A brief example of some of the steps that are required to take place to ensure the successful completion of a project are as follow:

• Site works: complete ground works to make the site ready for the construction, may include excavation and compacting works
• Below ground drainage (Under slab) The drainage works that are required for the buildings plumbing fixtures. This must comply with the NCC Volume Three and this is usually achieved through compliance with the  Australian Standards 3500.2 (Sanitary plumbing and drainage).

Australian Standards (AS) are compiled by Standards Australia International Limited (formerly Standards Australia, SA and before that the Standards Association of Australia, SAA). These documents outline the specifications related to building and construction procedures and products to ensure they comply with safety and performance standards. Before referencing an AS, you must consider:

• whether the AS has been referenced in full or in part; and
• the new editions and amendments in the AS.

Some AS are referenced in their entirety, while some are referenced only in part. If the AS is only referenced in part, then the other parts that are not referenced are considered irrelevant and have no authority. In addition, new amendments and editions of the AS are not automatically adopted by the NCC. This means that you only need to comply with the edition of the AS that was referenced.

Below are examples of Australian Standards used in commercial construction projects: 

Standard	Description
Concrete structures AS 3600-2018	This standard provides specifications for minimum requirements for the design and construction of concrete building structures and members that contain reinforcing steel or tendons, or both. It also sets out requirements for plain concrete and pedestal footings.
Guide to hazardous paint management Lead paint in residential, public and commercial buildings AS/NZS 4361.2:2017	This standard provides guidance for the management of lead paint on non-industrial structures such as residential, public, and commercial buildings. It also includes information on methods for determining whether lead is present on a building, the amount of lead present and the selection of an appropriate management strategy.
Steel structures AS 4100:2020	This standard specifies minimum requirements for the design and engineering aspects of fabrication and erection, and the modification of steelwork in structures according to the limit states design method.

Australian Standards cover a wide range of process and quality requirements, including: 

• Testing methods 
• Installation methods 
• Finishing standards and requirements 
• Ratings and classifications 
• Compliance with regulatory bodies.

A building can also have different uses and multiple building classifications. For instance, look at the figure below:

 

Notice that the building has different parts that are all classified separately; the basement is a carpark (Class 7a), the first floor contains shops (Class 6), and the second floor has apartments (Class 2). This kind of building is called a mixed-use building. 

In classifying the different parts of a building, remember this: you should only classify parts separately if they take up more than 10 per cent of the storey's floor area. If it is less than 10 per cent, then that part will be considered as ancillary to the major use instead.

For example, consider a hostel (Class 2 building) with an office (Class 5). The office only takes up seven per cent of the floor area of the building. Since the office takes up less than 10 per cent of the floor area, it will not need to be classified separately. It will be considered ancillary to the hostel instead. Therefore, the entire building is classified as a Class 2 building.

Multiple building classifications

There are also cases where a building, or parts of it, are designed to have multiple purposes. As an example, consider a building with spaces intended for lease for businesses. It is unclear at the design stage how the tenants will use the spaces. They may want to use it as a café or restaurant. Others may want to use it as an office. In such cases where a building can be used for different purposes, multiple classifications are allowed. This means that the example above can be considered a Class 5/6/7 or whatever classification is deemed appropriate. Multiple building classifications allow flexibility regarding the use of a building over time. 

State and Territory legislation

Depending on the state or territory that you are in and the classification of your building, there are different acts and regulations that you must follow. 

Before proceeding, you must first understand the difference between acts and regulations. They are defined as:

• Acts: An act is legislation passed by the Parliament and amended only by another act. It sets out broad legal and policy principles.
• Regulations: A regulation (together with rules, codes, etc.) is an example of a 'subsidiary legislation.' It contains guidelines that tell you how to apply the provisions of an act.

You can see some of the acts and regulations in each state and territory relevant to different building classifications in the table below.

State/Territory	Act (Class 2, 3, and 9)	Regulations (Class 2, 3, and 9)	Act (Class 5, 6, 7, and 8)	Regulations (Class 5, 6, 7, and 8)
Australian Capital Territory	Building Act 2004	Building (General) Regulation 2008	Building Act 2004	Building (General) Regulation 2008
New South Wales	Building Products (Safety) Act 2017	Boarding Houses Regulation 2013	Private Health Facilities Act 2007	Private Health Facilities Regulation 2017
Northern Territory	Building Act 1993	Building Regulations 1993	Building Act 1993	Building Regulations 1993
Queensland	Building Act 1975	Building Regulation 2006	Building Act 1975	Building Regulation 2006
South Australia	Supported Residential Facilities Act 1992	Supported Residential Facilities Regulations 2009	Health Care Act 2008	Health Care Regulations 2008
Tasmania	Building Act 2016	Building Regulations 2016	Building Act 2016	Building Regulations 2016
Victoria	Residential Tenancies Act 1997	Residential Tenancies (Rooming House Standards) Regulations 2012	Public Health and Wellbeing Act 2008	Public Health and Wellbeing Regulations 2019
Western Australia	Housing Act 1980	Health (Construction Work) Regulations 1973	Private Hospitals and Health Services Act 1927	Health (Aquatic Facilities) Regulations 2007

Environmental requirements

Construction methods that neglect to control pollution can cause lasting and permanent damage to land, groundwater, and their surrounding environment. The environmental risk is greater in construction projects near creeks, waterways, and coastal areas. Construction in metropolitan and built-up areas can lead to air and noise pollution in surrounding communities and neighbourhoods. 

Project managers and builders need to adhere to all local, state, and federal environmental regulations. It is important to note that the map below does not show all environmental regulations in each state and territory. It is the responsibility of each project manager and builder to consult with each governing authority to ensure that all the relevant environmental regulations are followed.

Each state and territory is governed and regulated by an environmental regulatory authority with enforcement powers to impose sanctions, issue fines, and cancel licences. The map below includes the environmental authority of each state and territory in Australia.

Sustainability principles

During the last couple of decades, governments, regulators, and those who work in the building and construction industry have been looking towards more ethical and sustainable building methods to reduce the harm to the environment. Using sustainability principles and concepts and incorporating them into the planning and construction phases, builders and contractors will reduce harmful effects on the surrounding environment. Utilising the sun’s energy to generate electricity and hot water and using improved insulation to reduce the need for heating and cooling in buildings are examples of how building more sustainable buildings assists in ongoing cost reduction and helps the environment by reducing the need for fossil fuels.

The official definition of sustainable building design is ever-changing, but the National Institute of Building Science defines the six (6) fundamental principles of sustainable building construction as follows²:

Other relevant legislation and requirements

Aside from the applicable provisions of the NCC, you must be familiar with other legislation and requirements. These are important because they affect the design, construction, and required performance of the building. It may not be possible to understand all of these entirely, but it is still important to familiarise yourself with them:

Australian Consumer Law

The Australian Consumer Law (ACL) sets out safety provisions that suppliers must comply with. It covers:

• consumer goods which are things intended or likely to be used for personal, domestic, or household use or consumption; and
• product-related services which are services for or relating to the installation, maintenance, repair, cleaning, assembly, or delivery of consumer goods.

The ACL is enforced by:

• the State and Territory consumer protection or fair-trading agency at the local level; and
• the Australian Consumer and Competition Commission at the national level.

Competition and Consumer Act

The Competition and Consumer Act 2010 (CCA) promotes fair trading and competition and provides consumer protection. It covers the following:

• product safety and labelling
• unfair market practices
• price monitoring
• industry codes
• regulation of industries such as airports, electricity, gas, and telecommunications
• mergers and acquisitions.

Disability (Access to Premises-Buildings) Standards 2010

These Standards set Performance Requirements and technical specifications to ensure that people with a disability will have dignified access to and use of buildings.

Environment Protection and Biodiversity Conservation (EPBC) Act 1999

This Act provides for the protection and management of the environment and biodiversity. It covers environmental assessment and approval. It also enhances the protection of Australia's heritage places, including World Heritage sites. 

National Prequalification System for Civil (Road and Bridge) Construction Contracts

This system classifies contractors who wish to tender for road and bridge construction contracts based on their technical and managerial expertise, financial capacity, and previous performance. It is administered locally by the relevant state and territory road agencies. 

Native Title Act 1993

According to their traditional law and customs, the Native Title Act recognises the rights and interests of the Aboriginal and Torres Strait Islander peoples. 

Workplace Health and Safety Act

This Act covers regulations about onsite and workplace health, safety, and welfare. It covers all workers, including:

• employees
• contractors and subcontractors
• outworkers
• apprentices and trainees
• work experience students and volunteers
• volunteers
• employers who perform work

WHS Legislation

The WHS legislation per state/territory and the corresponding regulators are shown in the map below:

Construction code of practice

Each state/territory also has its own Construction Code of Practice. A Code of Practice provides practical guidance to principal contractors and other persons conducting building work on meeting the WHS legislation and requirements. The following table shows the relevant codes per state/territory with the links to their websites:

*As of the time of writing, Queensland, South Australia, Victoria, and Western Australia do not have a dedicated Code of Practice for Construction Work. In which case, you must refer instead to the code of practice relevant to building work, e.g. the state/territory's code of practice for demolition, excavation, etc.

Licences and permits

Before you can undertake your building work, you have to secure licences and permits first. These may include the following:

• building licences
• plumbing licences
• gas fitting licences
• electrical licences
• development applications
• zoning approvals
• fire management and safety
• connection or work on sewerage/drains
• water usage or constructing a bore or well
• heavy vehicle licences 
• protecting trees and wildlife
• permits to conduct high-risk work
• permits to work on heritage properties
• permits to handle, store and use chemicals or dangerous substances
• permits to use blasting explosives.