How to write the perfect Development Application: a practical roadmap to success
Securing a Development Application (DA) – by convincing a council to agree to a new building in principle – is no small feat.
Just ask anyone who’s ever completed one!
It’s not just about navigating through council approvals though; it’s about envisioning a future that’s both functional and innovative.
Factors like traffic, solar impacts, waste management, and trees all play pivotal roles and doubt spring easily to mind.
One aspect often relegated to the background however, is fire safety and Building Code of Australia (BCA) compliance.
With so much to think about it’s not a surprise – but the impacts of neglecting to prioritise or understand fire safety can be far reaching.
Projects can face major changes - or even fall over completely - if fire safety isn’t considered until after a Development Application has been completed.
We’ve seen:
- Residential buildings require sprinkler protection (due to lack of safety review prior to DA approval)
- The surprise introduction of very large hydrant and sprinkler tanks, taking up valuable floor space
- Major structural issues in a basement storage area are due to the requirement for 4 hour fire rated walls
These examples and many more showcase that fire safety is not merely a checkbox – but rather a key to unlocking a project’s true potential that can make all the difference.
In this article, we delve into seven strategic steps that can take a DA from a blueprint to a triumph.
1. Early Engagement with Fire Engineering
In the cacophony of construction, fire safety is the underlying rhythm that keeps everything in harmony. For this reason, it’s critical to consider engaging a fire engineer as early as possible.
In fact, they should ideally be the second consultant you collaborate with after your structural engineer!
This decision can make or break the trajectory of your project.
Fire engineers are not just experts in safety; they’re visionaries who can bring architectural aspirations to life, by ensuring that every nook and cranny of your design aligns with fire safety protocols.
2. Fusing Aspirations and Realities
The journey of a successful DA begins with a conversation, a dialogue in which architectural aspirations meet the pragmatic intricacies of fire safety.
During this phase, it’s crucial to articulate your desires clearly.
- Do you have specific architectural requirements that must be met?
- Are sustainability goals at the core of your project?
- What’s your strategy for the asset once it’s completed—will it be sold, leased, or held?
Understanding your target audience and the desired timeline is also pivotal. Sharing these details with your fire engineer will ensure that their strategies align with your vision.
3. Exploring the Possibilities
Now comes the phase where fire engineers get to truly shine as creative problem solvers.
Unleash their expertise and let them explore performance solutions that go beyond conventional boundaries.
This stage is not about ticking boxes; it’s about innovation.
By collaborating closely with your fire engineer, even delving into minute details, you allow for potential risks to be identified and mitigated as early as possible.
This stage also involves understanding the fundamental fire engineering requirements that your project demands. Do you need hydrants, hose reels, or smoke detection systems?
Explore the advantages of additional safety measures like sprinklers or enhanced smoke detection. These considerations can unlock untapped potential in your project.
4. Refining the Vision
Armed with insights from your fire engineer, it’s time to refine your project strategy.
Discuss the options they present and evaluate how these solutions align with your aspirations.
Additionally, obtain high-level pricing estimates for these solutions. This step is akin to sculpting; you’re chiselling away the excess to reveal the refined form of your project.
The goal is to find a balance between innovation, safety, and budgetary considerations.
5. Placing the Building Blocks
Fire safety systems are the architectural pillars of your project, ensuring its stability and resilience.
Now is the time to decide the placement of major fire safety equipment.
Questions to ponder include things like, where will fire hydrant boosters be located and are they compliant with regulations?
Do you need a tank for the fire hydrant system? If so, where will it be positioned, and what size will it be?
Similarly, consider the placement of the fire indicator panel and ensure that exit discharge locations align with performance solutions.
6. Crafting the Approvals Strategy
Navigating the labyrinth of approvals requires a strategic approach.
Ideally it involves:
- Developing a clear program and strategy for approvals
- Identifying if Fire Brigade referral is necessary and understanding the associated timelines
- Seeking guidance from a Principal Certifying Authority (PCA) to address any BCA interpretations that could impact the assessment.
An emerging consideration is whether to measure through or around car parking spaces, highlighting the complexity of modern construction.
7. Documenting the Vision
As your DA takes shape, documenting your fire safety strategy becomes imperative.
Collaborate closely with your fire engineer to craft a concept strategy for submission.
This report should encompass a trial concept design outlining fire safety measures, proposed fire safety infrastructure locations, and a schedule of performance solutions. Clearly articulate assumptions or dependencies on which your approach relies.
Investing the effort upfront may seem daunting, but it is the key to minimising risks and ensuring a smoother project journey.
By placing fire safety at the core of your DA process, you’re not just building a structure; you’re crafting a legacy.
It’s a journey that demands meticulous attention to detail and a strategic approach.
From the spark of an idea to the final stroke of approval, fire safety is the guiding star that lines the path to architectural excellence.
Mastering the DA Process
A Development Application is more than a document; it’s a declaration of your vision.
By embracing fire safety as an integral element, you’re not just gaining regulatory approval; you’re unlocking the potential of your project.
Through collaboration, innovation, and strategic planning, fire safety becomes the secret to crafting a masterpiece that stands as a testament to your goals.
In this intricate dance of creativity and compliance, fire safety engineers are your partners in turning construction dreams into reality.
So, before your next DA endeavour, remember that the canvas of architecture is waiting for your fire safety brushstrokes to colour its potential.
