Request and obtain copy of property title and cadastral plan
Agency: Land Registry
Time and cost: 1 day, SCR 100
Request and obtain detailed planning approval by Planning Authority
Agency: Planning Authority
Required documentation:
- Architectural plans
- Subdivision form (eight copies), completed in full with all relevant sections completed, in accordance with the Land Survey Act
- Application for permit for custody/possession/use of containers on the site, if applicable.
- Application for environmental impact assessment (required for all projects)
- Declaration by agents and owners (original document)
- Title deed (not older than 6 months from the date of copy)
- Location plans
- Cadastral layout
- Site plan
- Plot reference
- Position of all existing features
- Position of waste water facilities
- Water and sewer services
- Electricity
- Calculation of fees
The cost of the approval processing would be SCR 32,515.00 (SCR 25.00 per sq. m.).
All plans are drawn up by the agent. A licensed agent (either an architect or a draughts person, depending on the size of the project) must lead the construction and obtain the approval of plans and occupancy permit. When applying for project approval with the Planning Authority, the licensed agent must verify that the information provided on the site plan is correct and accurate. Both the owner and agent take mutual responsibility to convey to each other that the conditions of the plans must be complied with. For buildings of about 250 sq. m. or more, an architect is required. The architect’s fee depends on the firm, size of the project, and scope of work. Generally, about 2 – 4% of the project value might be charged.
The permit application, along with all plans and required documentation can now be uploaded online, but hard copies must also be brought in to the Planning Office.
The plans are forwarded to the Ministry of Environment, the Ministry of Health the Public Utility Corporation (electricity provider), and the Fire Department (CFO), for approval, before being returned to the Planning Authority. Each agency must return their comments to the Planning Authority within 14 days, although this time limit is not always respected. The Planning Authority Board then meets every Friday to review the applications and issue the approvals.
No less than 48 hours before the start of construction, the builder must notify the Planning Authority, which monitors the construction work. A Planning Authority employee is assigned to the project for inspections and as a contact point in case of questions. Employees at the Planning Authority are divided by region. During the course of the construction, the builder must provide notification to the Planning Authority at certain stages (e.g., give written notice that the drain/sewer/septic tank is ready for inspection and provide at least 48 hours’ notice before the commencement of concrete pouring). The Planning Authority usually, but not always, conducts inspections at those stages and also conducts additional inspections on a weekly basis (all of them unannounced, unless requested by the builder or the owner).
Time and cost: 35 days, SCR 32,515
Request and obtain approval of structural plans at the Planning Authority
Agency: Planning Authority
After the project is approved, the agent must submit the structural design to the Planning Authority 28 days prior to the commencement of construction. The Planning Authority will then review and approve the plans. Often times, there is a lot of back and forth interaction about revisions to the structural plans between the Planning Authority and the applicant.
The Planning Authority conducts the project approval before the approval of the structural plans because it is costly to hire an engineer to draw the structural plans. Therefore, if the project is not approved, it is best for the applicant to know early on before hiring an engineer and spending the related costs.
Time and cost: 30 days, no charge
Notifiy Planning Authority of the start of construction
Agency: Planning Authority
After the structural design is approved, BuildCo is required to notify the Planning Authority of the start of construction by completing a control notice form at least 48 hours in advance. The notice includes the names of the builder and owner, their contact information, and the date of commencement of construction of the project, in accordance with the Town and Country Planning (Building) Regulations 1975. The applicant must also attach the company’s license, as well as the engineer’s certificate. The Notice of Commencement must be hand-delivered. However, this requirement, as well as subsequent notification requirements are not strictly enforced by the Planning Authority.
Time and cost: 1 day, no charge
Notify Planning Authority of completion of drainage
Agency: Planning Authority
Time and cost: 1 day, no charge
Receive drainage inspection by Planning Authority
Agency: Planning Authority
The Planning Authority does not always conduct this inspection, as well as subsequent inspections, in practice.
Time and cost: 1 day, no charge
Notify Planning Authority prior to pouring of concrete
Agency: Planning Authority
Time and cost: 1 day, no charge
Receive pouring of concrete inspection by Planning Authority
Agency: Planning Authority
Time and cost: 1 day, no charge
Receive random inspection by Planning Authority – I
Agency: Planning Authority
In addition to inspections done at certain stages of construction, the Planning Authority is required to conduct unscheduled inspections from time to time, but this does not always happen in practice.
Time and cost: 1 day, no charge
Receive random inspection by Planning Authority – II
Agency: Planning Authority
Time and cost: 1 day, no charge
Inform Planning Authority of the end of construction and file notice of completion
Agency: Planning Authority
The supervising engineer must submit a notice of completion along with a final report stating that the building has been built according to the approved plans and regulations. After the Planning Authority has been notified of the completion of construction, it schedules a joint inspection with the Fire Department and Ministry of Health and Environment to assess whether the occupancy permit can be granted.
Time and cost: 1 day, no charge
Receive joint inspection by the relevant authorities
Agency: Planning Authority; Fire Department; Ministry of Health and Environment
The inspection takes 1 day, but the scheduling takes about 2 weeks. The inspection is a joint one with different departments and ministries, depending on the nature of the project – in the case of a warehouse, it will usually be the Planning Authority, the Fire Department and the Ministry of Health and Environment.
Time and cost: 1 day, no charge
Obtain occupancy permit
Agency: Planning Authority; Fire Department; Ministry of Health and Environment
The Planning Authority, the Fire Department and the Ministry of Health and Environment give their opinion on the project. Once their recommendations have been received, the file is forwarded to the Director of the Planning Authority who signs the approval. The occupancy permit is generally issued 1 week after the final inspection.
Time and cost: 23 days, no charge
Request connection to water and sewage services
Agency: Public Utilities Corporation (PUC) – Water Division
The cost of the meter is included in the water connection fee. Assuming that meters are available, the connection can be obtained within 2 – 3 weeks. However, meter availability is an issue, and a waiting time of 1 – 6 months to obtain the meter is not unlikely. The actual connection works are done by the contractor, not the utility company. The installation of the water meter costs SCR 1,580 and a SCR 500 refundable deposit.
For the case study warehouse, it would likely be built in an area that is connected to the sewage network and so an installation of a septic tank would not be required. The sewage connection is done free of charge.
Time and cost: 1 day, no charge
Receive water and sewage inspection
Agency: Public Utilities Corporation (PUC) – Water Division
The Public Utilities Corporation would need to inspect the site before connecting to water and sewage.
Time and cost: 1 day, no charge
Receive water and sewage connection
Agency: Public Utilities Corporation (PUC) – Water Division
Time and cost: 14 days, SCR 1,580
