eBusiness Weekly
Engineering and Construction Matters
With Innocent Chatikobo
Introduction
After a building has been completed, it then has to be occupied and used. This article will cover what is contained in Chapter 2 Part v and vi of the Model Building by-laws
Appearance of proposed buildings
In considering plans for approval, the local authority also looks into the following
The building’s location on the site
The design and exterior decoration of the proposed building
The general appearance which the building is likely to assume
Suitability of the building in the setting for which it is designed
General urban aesthetics
If the building does not comply with by-laws, the local authority may reject the plans or require the plans to be modified and resubmitted. The plans can be rejected if the proposed building is not likely to be in general harmony with the class and character of buildings in the neighbourhood, or is likely to be dangerous or unhealthy
Types of finishings
For occupation purposes, a building undergoes various types of finishings. Finishings can be done for various reasons which include
Increasing the beauty and appearance of a structure e.g. painting
Making a building more habitable
Improving the strength e.g. plastering
Examples of finishings that can be done on buildings include:
1. Plastering
2. Scheming
3. Painting
4. Slashing
5. Tiling
6. Ceilings
7. Jointing
8. Brick vanishing
Occupation and use of new buildings
Before a new building has been occupied, the owner applies for a certificate of occupation upon payment of the prescribed fee to the local authority. The local authority then inspects the building and issues the certificate which approves the building as being ready and suitable for occupation.
The building should have been erected in accordance with plans and drawings as approved by the local authority. The building should be occupied or used for the purpose which it has been erected unless there is written permission from the local authority.
In some instances, the local authority may permit occupation or use of a building before approval. In this they consider health and safety and they may permit a certain number of people to occupy.
Also, the local authority may permit occupation of part of a building before the whole building is completed, but this will be subject to conditions imposed by the local authority.
A building shall be occupied or used by persons not exceeding the number approved by the local authority. The building shall not be used in a manner liable to depreciate the value of neighbouring properties or to cause a nuisance.
It should not be subdivided in a manner prejudicial to the health and safety of persons using the building or the general public
Use of new sewerage system
Before using the system, the owner has to apply for a certificate of approval and pay the prescribed fee.
The system has to be tested by the local authority or in the presence of the local authority. Once the local authority is satisfied that the sewerage system complies with the requirements of the by-laws, they then issue the certificate approving the sewerage system as being duly completed
Loading of buildings
No person either during construction or after completion is allowed to subject a building or any portion to a superimposed load greater than the design load as specified in approved drawings of the building, unless it’s for the purpose of a full-scale load test.
On an existing building, no person shall introduce any machinery or other heavy articles without first determining whether the concerned building will safely sustain. If is a garage, it should be clearly labelled the maximum permissible gross mass of the vehicles using the garage
Dangerous buildings
When a building or any part of a building has become or shows signs of becoming dangerous the local authority notifies the owner or the occupier to take the necessary steps to avert or prevent the danger in a specified period of time.
Depending with the nature of the danger, the building in some instances may need to be vacated and people prohibited from entering the building until such a time when measures have been taken to safeguard the public.
The dangerous building has to be fenced, cordoned or barricaded to restrict public access as operations which may include demolitions are being carried out
Dilapidated and unsightly buildings
A user, occupier or owner of a building should not allow a building to become dilapidated and unsightly
Becoming a danger to the health of persons occupying or using the building or to the health of the public
Becoming the source of unpleasant fumes, smoke or odours
Becoming an eyesore or disfigurement to the neighbourhood and hence become offensive or embarrassing to the people living or working upon the premises or in the neighbourhood
When such happens, the building has to be given attention and corrective action taken
Defective sewerage systems
If the local authority has a reason to believe that a sewerage system has become defective , damaged or blocked and has become a danger to the health of the people using it or to public health , it may direct the owner of the building to carry out tests which satisfy the local authority that there is no such a problem.
Where a problem is discovered, the situation should be rectified within a period specified by the local authority
Non-compliance with by-laws
If any person fails to comply with any provision of the by-laws, the local authority may direct that appropriate action be taken which include demolition of buildings , sewerage works or any other structures which do not conform to the provisions of the by-laws or which has been constructed in contravention to plans approved by the local authority. Such action should be taken in a period specified by the local authority.
If on e fails .to take the advised action as specified in a written notice, the local authority may enter the site and take the action which one was called upon to take at the owner’s cost
Testing of materials and investigative work
The local authority has the right to test or have tested any material used during construction of any building or sewerage system to determine whether material complies with by-laws e.g. bricks, concrete cubes, etc. testing can be done during construction or before construction. They may take samples from the site to conduct the tests.
Any material tested which does not comply with by laws is prohibited from further use in the construction and the local authority may order its removal from site and from where it has been incorporated in the building.
Where tests are carried out by another person other than the local authority, that person must be recognised by the local authority and it may require evidence of the experience and training of the person carrying out the test unless the test has been carried by a laboratory approved by the local authority
Innocent Chatikobo is an engineer by profession with AtroServe Engineering Zimbabwe. He has extensive knowledge and experience in structural engineering and construction. For your comments, views, questions and feedback he can be contacted on the following platforms. Cell: +263 777 950 224; +263 712 376 037; +263 782 502 732, Email: [email protected]; Facebook: AtroServe Engineering Zimbabwe
