How do I apply for construction approval?

Please download and complete Construction Application form and refer to the latest Architectural Guidelines.

Overview

• As a general rule, any structure installed at grade level or above and visible from the exterior is subject to review and approval by the Association.
• There is no charge to review conceptual drawings.
• The fees for reviews of proposed final construction documents are detailed below.
• Additional fees apply following approval of a new home therefore we recommend obtaining the necessary Government permits between the first and second stages of our application process.
• Retroactive applications attract a premium.
• All fees are quoted without VAT which must be added at the prevailing rate.
• You may be required to sign an Indemnity Agreement before construction starts.
• Applications must include the following:
  
  
  • Completed construction application form
  • 2 sets of drawings
  • Fee (including VAT) if applicable
    
    
• If you are applying to install a generator, an example application can be downloaded here.
• Allow up to 6 weeks for processing although we work to respond as quickly as possible.
• If your application is denied, you will not receive a refund. However, you may appeal our decision by stating your case in writing to the General Manager for the attention of the Board of Directors.

Detail

If the correct procedures are followed in accordance with the architectural guidelines and there are no exceptions, each stage should take no more than six weeks. Note that construction approvals for new dwellings are normally subject to a conceptual approval followed by a construction design review, therefore there are two major stages. Our normal processing time is much shorter than six weeks however it can take longer if the documents are incomplete or the design requires Board approval. Below is a checklist of criteria that must be satisfied internally before construction may commence:

• Ownership confirmed by way of a copy of conveyance on file
• Account is current
• Construction application is paid for (note there is no fee for conceptual approval)
• All documents meet the criteria as set out in the architectural guidelines
• Contractor's all risk insurance certificate is filed
• Ministry of Works permit is filed*
• All conditions (if any) are satisfied
• Payment of building fee is made**
• Signed survey plans from chartered surveyor submitted once the area has been staked out***

* Where applicable
** New dwellings only
*** New dwellings and extensions that alter the footprint of the dwelling

The fee structure is as follows: 

• Dwelling applications - $1,000 per application
• Dwelling modifications such as extensions - $500 per application
• Non-dwelling applications such as docks, boat lifts or dock extensions - $250 per application
• Generator or shutter installations - $50 per installation
• The fee is payable on submission of the application, is subject to VAT at the prevailing rate and non-refundable.

Effective June 1, 2016 the fee for construction applications made retroactively are double the standard rate shown above.

The following fees apply upon construction approval:

• That provided all other conditions have been met, new construction approval shall be granted conditionally upon a $2,500 building fee being paid in advance for each new dwelling.
• Once construction approval is granted, based on the submitted drawings the Maintenance Fee shall apply with a 50% discount less the Indenture Charge (the “Provisional Maintenance Fee”).
• Upon submission of the Occupancy Certificate to the HOA, it's effective date or the first anniversary of the commencement of the Provisional Maintenance Fee, the standard Maintenance Fee shall apply in accordance with the Licence Agreement.
• The Owner may apply to extend the Provisional Maintenance Fee period by up to a further 3 months provided that the request is made in writing before it's expiration. Approval of such an extension is at the sole discretion of the Association.

An approval in principle may be granted for the building as per the plans submitted to the Association.

Final building approval will be provided upon receipt by the Association of the final as built survey plan of the Property which depicts the position and depth of the utility connections (eg water, sewerage,  telephone and cable) for the Property. These will be filed at the management office and will greatly assist in case of emergency repairs that may be required along the road boundary.

Arrangements should be made for contractors and their workers to obtain ID passes in order to allow entry into the community. See this article for more details.

Effective January 1, 2017 amendments to the construction guidelines have been adopted to minimize the likelihood of disruption during construction activity.

The amendments affect two clauses and are highlighted below:

2.1.3 Construction activity is permitted only between 7:30 a.m. and 5:00 p.m. on Mondays through Friday save for excavation work which is permitted until 3:00pm. No construction is allowed on Saturdays, Sundays or Public Holidays. Any construction activity considered a nuisance can be stopped by Security and workers may be asked to leave.

2.1.5 The contractor is responsible for avoiding damage and making full repairs to any Common Areas, developed or undeveloped properties, streets, sidewalks, utilities, lighting, signage and/or landscaping in the vicinity of the construction site. Before heavy equipment is permitted on the property the owner shall agree to indemnify the Association, by way of written agreement, against loss or damage caused by such equipment. Heavy equipment will be denied access if no specific indemnity is in place from the owner in a written form held at the security gate.

Download the Indemnity Agreement which must be executed by the Association.