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Our creative & individual
design process ensures an
efficient & accurate outcome
The Renovations & Additions Design Process
There are four (4) separate stages involved in the process that must be completed before you can consider commencing building works on your project.
This increases to six (6) if a town planning permit is required. This document is intended as a general guide to the overall design & documentation process
& expected time frames. As all developments are individual in nature, the information shown below may differ for each application..
Please note: that the town planning component shown below is not required on all projects and will only be triggered by an overlay associated with the land as stated within the local planning scheme. We will advise you if this is relevant to your project. Where planning is required, the client may elect to replace the planning drawings with the working drawing in a council planning application. Please speak to one of our staff members for further assistance
in these instances..
Weeks | WE DO | YOU DO | |
1 | |||
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Initial telephone contact with client. Organize free on-site inspection | √ | ||
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Inspect site to determine suitability for development & discuss clients intentions / requirements | √ | ||
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Check overlays & planning scheme to determine if a planning application is required (may be layout based) | √ | ||
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Prepare fee proposal to complete design, planning drawings & application management | √ | ||
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Client returns signed confirmation & deposit to allow works to commence | √ |
Weeks | WE DO | YOU DO | |
4 | |||
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Obtain Feature Survey plan, Title Re-establishment plan & Neighborhood & SD plan from land surveyor | 3-4 | √ | |
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Measure existing dwelling internals and externals plus neighboring windows & setbacks | 0.5 | √ | |
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Draw existing conditions plan to allow design overlay | 0.5 | √ | |
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Obtain and check certificate of title for dimensions and any restrictions | 0.5 | √ | |
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Check zones, overlays and requirements to determine town planning requirements | √ | ||
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Determine location of sewer mains & storm water mains to easements | √ | ||
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Obtain information on existing council storm water drains, legal points of discharge etc | 2 | √ | |
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Contact water authority if the site is affected by an official flood level | 0.5 | √ | |
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Obtain quotes for soil report & provide to client for authorization | 1 | √ | |
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Obtain soil report from external contractor | 3 | √ |
Weeks | WE DO | YOU DO | |
6 | |||
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Conduct design brief meeting with client to discuss individual design requirements | 1 | √ | |
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Prepare first concept design as per design brief, guidelines & site constraints | 2 | √ | |
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Present concept design to client with 'walk through' explanation | √ | ||
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Client provides feedback on concept design | 1-2 | √ | |
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Repeat items '3b' thru '3d' as required based on client comments until complete client satisfaction | 4 | √ | |
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Client to sign off on design | √ |
Weeks | WE DO | YOU DO | |
12 | |||
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Prepare final CAD (Computer Aided Drafting) builders working drawings | 6 | √ | |
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Client checks working drawings and provides sign off / authorization to obtain external consultants works | √ | ||
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Drawings sent to engineer for structural computations / drawings | 2-4 | √ | |
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Drawings sent to energy rater for 6-10 star thermal assessment | 2-4 | √ | |
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Arrange all material and hand over to client with payment of fees on/prior to pick-up of drawings | 1 | √ | |
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Client gives working drawings etc to builder to obtain relevant construction quotes | √ | ||
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Clients chosen builder provides all documentation to Building surveyor for assessment | √ | ||
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Client to provide DE with Building surveyors letter of request for further information etc | √ | ||
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DE makes provides amended architectural drawings to relevant Building Surveyor for permit issue | √ | ||
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Builder free to commence construction works | √ |
END OF PROCESS ON PROJECTS WHERE A TOWN PLANNING PERMIT IS NOT REQUIRED.
See below if planning required.
Weeks | WE DO | YOU DO | |
4 | |||
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Obtain 'Build Over' or near easement permits from Water authority & Local council to ensure design is suitable to other authorities prior to commencing next stage Auto Cad drawings | 2-4 | √ | |
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Submit concept design to obtain minimum floor levels if in council flood zones | 3 | √ | |
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Prepare final CAD TP drawings based on preferred sketch (including changes from sketch) | 3 | √ | |
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Prepare written response, photos, covenant declaration, assessments & reports etc | 1 | √ | |
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Client is given copy of drawings to provide feedback, sign off sheet & planning invoice | 1 | √ | |
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Alterations are made to the final drawings as per clients feedback | 1 | √ | |
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Obtain quotes for any external works if required | √ | ||
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Forward drawings to external consultants if required for additional drawings and reports | √ | ||
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Compile information ready for lodgement of planning application to council | √ | ||
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Client 'signs off' the application material, signs covenant form and payment of 'planning' invoice | √ |
SECTION 5 DRAWINGS (ABOVE) MAY BE REPLACED WITH SECTION 4 WORKING DRAWINGS ON SMALLER PROJECTS.
Weeks | WE DO | YOU DO | |
10-16 | |||
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Submit planning application into relevant authorities for assessment on payment of invoice | 0 | √ | |
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Conduct neighbors viewing of proposal if required/requested or deemed applicable | √ | ||
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Council acknowledges application and gives contact details of the planner in charge | 1 | √ | |
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Council conducts initial assessment, identifies concerns and requests further information | 4 | √ | |
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Request time extension for RFI in writing, if information from ext. consult’s is required | √ | ||
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Amendments are made to the drawings and re-submitted for further assessment | 1-3 | √ | |
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Council requires notice on site and certified mail to local neighbouring properties (14 days) | 2 | √ | |
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Council receives objections from any interested parties | 1 | √ | |
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Council receives comments/consent from all internal & external service authorities | √ | ||
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Council may wish to conduct a consultation meeting between applicant & objectors | 1-3 | √ | |
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Consider if further design changes are appropriate (may incur additional council & DE fees if extensive) - Council amendment fees are required if the design changes post advertising. |
1-4 | √ | |
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Council planner prepares report and recommendation for sign off | 4-8 | √ | |
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Permit, Refusal, or Notice of Decision issued by council | 2 | √ | |
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Applicant has 60 days, and objectors have 21 days to appeal a council decision (at VCAT) - See '3. VCAT appeals process' for further details. |
16-24 | √ | |
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Drawings amended to reflect permit conditions and re-submitted for certification | 1-4 | √ | |
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Council stamps (endorses) plans and sends to applicant | 2-4 | √ |