Login | |
Password |
Our creative & individual
design process ensures an
efficient & accurate outcome
Commercial Development
Design & Planning Process
There are six (6) separate stages involved in the process that must be completed before you can consider commencing building works on your project.
This document is intended as a general guide to the planning process & expected time estimations.
As all developments are individual in nature, the information shown below will differ for each application as the responsible authority sees appropriate when assessing your application. Times shown are approximate.
Weeks | WE DO | YOU DO | |
1 | |||
|
|||
Initial telephone contact with client. Organize free on-site inspection | √ | ||
|
|||
Inspect site to determine suitability for development & clients intentions | √ | ||
|
|||
Prepare fee proposal to complete design, planning drawings & application management | √ | ||
|
|||
Client returns signed confirmation & deposit to allow works to commence | √ |
Weeks | WE DO | YOU DO | |
4 | |||
|
|||
Obtain Feature Survey plan, Title Re-establishment plan & Neighborhood & SD plan from land surveyor | 3-4 | √ | |
|
|||
Obtain arborist report assessing site and neighboring trees with 4 metres of site boundaries | 2 | √ | |
|
|||
Conduct on site measure of existing dwelling (if not supplied by client) | 2 | √ | |
|
|||
Obtain and check certificate of title for dimensions and any restrictions | √ | ||
|
|||
Check zones, overlays and requirements to determine town planning requirements | √ | ||
|
|||
Determine location of sewer mains & storm water mains to easements | 2 | √ | |
|
|||
Obtain information on existing council storm water drains, legal points of discharge etc. | 2 | √ | |
|
|||
Contact water authority if the site is affected by an official flood level | √ |
Weeks | WE DO | YOU DO | |
4-6 | |||
|
|||
Conduct design brief meeting with client to discuss individual design requirements | 1 | √ | |
|
|||
Prepare first concept design as per design brief, guidelines & site constraints Present concept design to client with 'walk through' explanation |
2 | √ | |
|
|||
Client provides feedback on concept design | 1 | √ | |
|
|||
Repeat items '3b' & '3c' as required based on client comments until client satisfied with design | 2-4 | √ | |
|
|||
Client to sign off on design | √ |
Weeks | WE DO | YOU DO | |
4 | |||
|
|||
Obtain 'Build Over' or near easement permits from Water authority & Local council to ensure | 2-4 | √ | |
design is suitable to other authorities prior to commencing next stage Auto Cad drawings | |||
|
|||
Submit concept design to obtain minimum floor levels if in council flood zones | 3 | √ | |
|
|||
Prepare final CAD TP drawings based on preferred sketch (including changes from sketch) | 3 | √ | |
|
|||
Prepare written response, photos, covenant declaration, assessments & reports etc. | 1 | √ | |
|
|||
Client is given secure final computer drawings to provide feedback, sign off sheet & invoice | 1 | √ | |
|
|||
Alterations are made to the final drawings as per clients feedback (May incur add costs) | 1 | √ | |
|
|||
Compile all relevant information for lodgement etc | √ | ||
|
|||
Client 'signs off' the application material, signs covenant form and payment of invoice | √ | ||
|
|||
Continue with application without subdivision (at this stage). See section 6o. below. |
√ | ||
- Upfront costs can be reduced by subdividing during the construction phase of the project (6o). | n/a | n/a |
Weeks | WE DO | YOU DO | |
16-24 | |||
|
|||
Submit planning application into relevant authorities for assessment on payment of invoice | 0 | √ | |
|
|||
Council acknowledges application and gives contact details of the planner in charge | 1 | √ | |
|
|||
Council conducts initial assessment, identifies concerns and requests further information | 4 | √ | |
|
|||
Request time extension for RFI in writing, if information from ext. consult’s is required | √ | ||
|
|||
Amendments are made to the drawings and re-submitted for further assessment | 1-3 | √ | |
|
|||
Council requires notice on site and certified mail to local neighbouring properties (14 days) | 2 | √ | |
|
|||
Council receives objections from any interested parties | 1 | √ | |
|
|||
Council receives comments/consent from all internal & external service authorities | √ | ||
|
|||
Council may wish to conduct a consultation meeting between applicant & objectors | 1-3 | √ | |
|
|||
Consider if further design changes are appropriate (may incur additional council & DE fees if extensive) | 1-4 | √ | |
- Council amendment fees are required if the design changes post advertising. | √ | ||
|
|||
Council planner prepares report and recommendation for sign off | 4-8 | √ | |
|
|||
Permit, Refusal, or Notice of Decision issued by council | 2 | √ | |
|
|||
Applicant has 60 days, and objectors have 21 days to appeal a council decision (at VCAT) - See '3. VCAT appeals process' for further details |
16-20 | √ | |
|
|||
Drawings amended to reflect permit conditions and re-submitted for certification | 1-4 | √ | |
|
|||
Council stamps (endorses) plans and sends to applicant | 2-8 | √ |
Weeks | WE DO | YOU DO | |
12 | |||
|
√ | ||
Prepare fee proposal to complete working drawings based on official planning permit | |||
|
|||
Client returns signed confirmation to allow working drawings to commence | 1 | √ | |
|
|||
Obtain soil report from geotechnical engineer | 2 | √ | |
|
|||
Prepare final CAD (Computer Aided Drafting) builders working drawings | 6 | √ | |
|
|||
Client checks working drawings and provides verbal signs off | √ | ||
|
|||
Drawings sent to engineer for structural and drainage computations / drawings | 2-4 | √ | |
|
|||
Drawings sent to energy rater for 6 star thermal assessment &/or STEPS/ESD report as required | 2-4 | √ | |
|
|||
Drawings dent to relevant council for drainage certification | 2-8 | √ | |
|
|||
Arrange all material and hand over to client with payment of fees on pick-up of drawings | 1 | √ | |
|
|||
Client gives working drawings etc to builder to obtain relevant construction quotes. | √ | ||
|
|||
Clients chosen builder provides all documentation to Building surveyor for assessment | √ | ||
|
|||
Client to provide DE with Building surveyors letter of request for further information etc. | √ | ||
|
|||
DE makes provides amended architectural drawings to relevant Building Surveyor for permit issue | √ | ||
|
|||
Builder free to commence construction works | √ | ||
|
|||
Engage a licensed Land Surveyor to subdivide land- (See 2.'Typical Subdivision Process' for more information) |
√ | ||