Our office can assess and advice on the current LEP and DCP on your property and we can advise you on the possibility of further developing your asset within the current council guidelines.
We can assist in the design and approval process for your next project in the following stages.
Pre-Design Services
The aim of the pre-design services is to establish what the project might be, address any issues specific to the site and clarify the brief before beginning work on the concept design stage. We work with you to help you find the right site or the right design – or both – and establish a realistic proposed budget.
These services may include:
- Pre purchase advice
- Feasibility and cost planning
- Formulating the brief
- Needs analysis
- Setting an appropriate budget
Scope of Work:
- Site visit, photos and discussion of possibilities
- Organising a survey
- Research regarding zoning and other development controls
- Planning sketches and budget costing
We then discuss options for the site with you and establish what approach will best meet your goals. This might cover:
- Your best development possibilities including rental and resale
- Likely construction budgets and timeframes
- New build or renovation options
- Local Council controls (Local Environment Plans and Development Control Plans) and planning considerations in relation to complying and non-complying development
Fee Guide:
Fees are usually charged at an hourly rate, but fixed prices can be quoted if preferred when the scope of the work is known.
Timeframe:
This depends on the scope of work. It can be as little as a few hours, a number of days or up to 4 weeks (subject to site conditions and the client’s brief)
- Concept Design
Our aim is to create a design that meets your brief and exceeds your expectations.
Some of the things we consider during the Concept Design stage are:
- Your stated goals for the development or renovation
- Maintaining your future development possibilities (e.g. staged development/potential sub-division)
- Best rental and resale possibilities
- Taking advantage of views and aspect
- Balancing your brief e.g. having the best ratio of living and entertaining areas to sleeping, storage, outdoor space and amenities
- Sustainable design features
Scope of Work:
- Site visit, design briefing and quote
- Measure and take photos of existing property
- Briefing surveyor for levels survey
- Draft measured plan or model
- Design process – review options for the site
- Draft concept sketches
- 3D model walkthrough or perspective views (if required)
- Summary of Council controls
- Meeting with client to present design
- Preliminary construction budgets on the overall project
Output we usually produce:
- Scale plans and 3D model if requested or views
- Schedule of areas and controls
- Shadow diagrams or other documentation for planning requirements
Fee Guide:
We usually charge on an hourly rate, however the initial service may be fixed fee if the scope of work is clear.
Timeframe:
Two to six weeks, depending upon the brief
- Design Development
In the Design Development stage, we progress the project design from the initial concept sketches to drafting detailed preliminary plans, elevations and sketches for review and costing.
Some of the things we consider in consultation with our clients are:
- Council height, area and building envelope controls
- Privacy issues and overshadowing
- Issues of cost with regard to floor space, types of construction and level of fit-out
- Materials and finishes
- Windows, doors, skylights and gates (size, height, orientation, cost)
Scope of Work:
- Review and amend initial concept sketches
- Incorporate changes or refinements
- Further complete model of design & surrounds
- Draft detailed plans, elevations & sections
- Review areas, set-backs & envelope
- Prepare basic materials & finishes schedule
- Provide plans to quantity surveyor and contractors for costing
- Meeting to present documents & revised 3D images if requested, and project budgets
Output we usually produce:
- 90% Council-ready General Arrangement plans, elevations, sections
- Revised 3D model or rendered views, shadow diagrams etc
- Schedule of floor areas, materials and finishes for costing
Fee Guide:
Generally hourly rate but the preparation of documents may be fixed fee if scope of work is clear.
Timeframe:
Two to four weeks depending upon the amount of modifications required from Concept Design to Design Development
- Development Application (DA)
The aim of the Development Application (DA) stage is to progress your project through the Council’s development approval process as smoothly and with as few changes as possible.
Some of the things we consider:
- Best submission strategies to gain Council approval on the first application
- Providing everything that Council requires in order to minimise delays, while retaining maximum flexibility
- Staging work with additional applications to achieve the best result
Likely Scope of Work:
- Incorporate changes from Design Development
- Preliminary Council meeting
- Complete plans, elevations and sections
- Shadow Diagrams (if required)
- Arrange quotes, then provide CAD files to consultants for specific reports – stormwater, waste management control, geotech, arborist, heritage etc, as required
- Complete DA form, fees and signature / consents
- Produce A4 drawings for Council distribution to neighbours
- Prepare Statement of Environmental Effects
- Table of Site and Building Calculations
- Colouring of drawings for Council
- Submission to Council
- Post submission works
Output we usually produce:
- Full Development Application submission set (Note: this includes work commissioned from consultants e.g., heritage reports, Basix report, surveyor, hydraulic engineer, structural engineer, landscape architect)
Fee Guide:
Charges are usually at an hourly rate but the initial service may be fixed fee if scope of work is clear.
Timeframe:
Four to 20 weeks (depending on consultants, the complexity of the site and Council requirements)
- Construction Approval
If your project requires any building work, you will require a Construction Certificate from your local Council or approval authority. In the majority of projects, this should be a relatively easy step once Development Consent has been received. By understanding Council requirements and the building process, we aim to take the project from Development Consent to Construction Consent as seamlessly and speedily as possible.
Some of the things we consider:
- Are there any specific reports that Council will require for Construction Consent
- What documentation is required relating to building issues – such as setting out the work on a trade by trade basis
- The level of detail required for fit-out and tender purposes in stages to come
Likely Scope of Work:
- Incorporate Council changes from Development Consent documentation (if any)
- Upgrade drawings to Construction Certificate standard
- Provide standard form building specifications
- Complete Construction Certificate forms / obtain consents
- Co-ordinate the work of consultants
- Incorporate consultants’ work/drawings
- Obtain quote from Certifier and other consultants
- Submit documentation to Certifying Authority
Output we usually produce:
- Construction Certificate set – including work done by consultants, some of which is only arranged following the DA approval stage
Fee guide:
This is always billed on an hourly basis as the scope of work can vary greatly.
Timeframe:
One to four weeks, depending on consultants and level of construction documents required. In general, our DA drawings are almost at the level of detail required for Construction Certificate purposes, so this stage can be relatively quick and inexpensive
