BCA Compliance for Exsiting Churches
The Building Code of Australia (BCA) regulates acceptable standards of building construction and is used by local Councils to assess Construction Certificates. It is updated annually and compliance with the code is compulsory for all new buildings.
Whilst the BCA is primarily used for assessing new buildings, local Councils have the right to request upgrades to existing buildings to conform to this code. However, Councils may accept lower levels than the code requires for existing buildings and rarely request upgrades, unless an application is made to undertake other building work.
When alterations to an existing building are proposed, council generally requires the upgrading of fire services to comply with the BCA. They will sometimes require upgrades to other aspects such as accessibility and fire protection as well. The additional cost of this work needs to be allowed for when considering building alterations.
Egress and fire services are the most critical aspects of the BCA since they relate to occupant safety. Aibee Architects considers owners of buildings, especially churches, to have a degree of responsibility to be 'good citizens' and to endeavour to maintain at least the fire safety requirements in the code wherever possible.
The BCA also requires the provision of access for disabled persons. Whilst remedial work may not be requested by Council for existing buildings there can still be liabilities if buildings are not accessible under the Disability Discrimination Act. Please refer to the separate guide "Building Accessibility for Churches".
Other aspects of the BCA are related to the protection of the building in event of fire and durability of the structure. These aspects are usually difficult to upgrade, but may be necessary when upgrading a building.
Main Items
Some of the key items for consideration in relation to 'Class 9b' church buildings are;
+ Fire hazard properties and fire
resistance of construction materials
+ Emergency egress widths, travel distances, stairs and
door requirements
+ Building accessibility, lifts and carparking for
people with disabilities
+ Fire hydrants and hosereels - typically required if
building exceeds 500 sq.m
+ Fire extinguishers
+ Emergency lighting - typically required if a storey
exceeds 300 sq.m
+ Illuminated exit signs
+ Provision of sanitary facilities
+ Lighting & ventilation
+ Energy efficiency
Assessment of many of these items requires a site inspection by an experienced person. There are many aspects that need to be examined on site to determine the suitability of the fire services and egress provisions.
Annual Fire Safety Statements
Under the Environmental Planning and Assessment
Regulation 2000 - Reg 177, owners of a buildings which
have essential fire safety measures installed must
submit an Annual Fire Safety Statement to the council
and the fire commissioner. A copy of the certificate
must also be displayed prominently in the building,
usually adjoining the entry. The most effective and
reliable way to ensure that these requirements are met
is for the owner to enter into an agreement with a
services provider to do the required inspections and
certification. It is an offence not to submit this form,
even if council neglects to remind the owner such as
with older existing buildings.
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PERMISSION FOR USE OF THIS ARTICLE - This article is freely available for use by churches as they see fit but it would be appreciated if an acknowledgment of source to Aibee Architects was always retained. Commercial use of these guidelines for publication in other locations or by other Architects is prohibited without the written permission of Aibee Architects.