| Service Options |
Choose one of the following three options which vary in price depending upon the level of service required and the relevant local council.
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i. Concept Design
ii. Developed 3D Sketch Design
iii. Development Application preparation
iv. Construction Certificate preparation
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i. Interior and Exterior Paint Colour Selection
ii. Schedule of Fittings, Fixtures and Finishes (‘My Selections’)
iii. Detailed Kitchen and Wet Area Floor Plans and Elevations at 1:50 or 1:20 scale
iv. Reflected Ceiling Plans
v. Electrical Plans |
| STAGES OF DESIGN DEVELOPMENT |
We have a meeting with you to establish the scope of work and discuss the requirements for the project. A design brief is prepared that considers the following:
- Design ideas, family needs and budget restrictions;
- Site benefits and constraints, council requirements and restrictions and additional consultants' information.
Based on the design brief and the guidelines of council Development Control Plans (DCPs) and Local Environmental Plans (LEPs), the concept design will be prepared including the following:
- Exterior views of the project as a computer-generated, three-dimensional model, presented to you on a large TV screen;
- Site plan, floor plans and, if necessary, elevation views;
- Area calculations showing compliance with the relevant council controls;
- Preliminary discussion of building materials and finishes.
You are also presented with a complimentary ‘Client Product Selection Planner' and electrical ‘Essential Checklist' to assist with preliminary product selections. Emphasis is placed on resolving the project through discussion of the concept design.
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After reviewing the concept design, your comments are incorporated into the plan and the project is further refined into developed 3D sketches. It is important that you understand the developed sketches and consider the designer's advice and recommendations. The Developed 3D Sketch Design stage includes the following:
- Exterior views of the project as computer-generated, three-dimensional models;
- Site plan, floor plans and elevation views;
- Area calculations, external dimensions and floor to ceiling heights;
- Preparation of a preliminary BASIX (Building Sustainability Index) Certificate outlining your energy and water reduction targets;
- Liaison with council's Assessing Officer, Town Planner, Duty Officer or Stormwater Engineer and/or a pre-DA lodgement meeting at council.
You are advised to consult with a builder or to engage a cost planning consultant for an initial cost estimate at the completion of this stage at the latest. We can put you in contact with a compatible builder from our large builder database if required.
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After finalising the design, a council DA submission is prepared usually consisting of (but not limited to) the following:
- Completion of Council Development Application form and Checklist(s);
- Site Plan (coloured to show new work);
- Existing Floor Plans (if for a renovation);
- Proposed Floor Plans, Elevations and Section(s) (coloured to show new work);
- Shadow Diagrams;
- Swimming Pool details
- Erosion and Sediment Control Plan;
- BASIX Certificate;
- Waste Management Plan;
- Statement of Environmental Effects;
- Heritage Impact Statement;
- SEPP No 1 Objection (if an LEP standard is exceeded)
- Advertising Plans (for neighbour notification)
- Demolition Work Plan
- Co-ordination of additional plans and/or documents prepared by other consultants, i.e.:
- Topographical Survey Plan;
- Detailed Stormwater Plan;
- Erosion and Sediment Control Plan;
- Landscape Plan;
- NatHERS Energy Assessment Scorecard;
- Bushfire Report
- A meeting with you at council to lodge the application and to present you with your plans in a complimentary briefcase.
House Plans By Design will obtain one quote from each consultant to prepare additional plans and documents. You are welcome to obtain quotes from other consultants. Any modifications to the plans or additional information requested by council which is beyond the agreed scope of work will incur an additional charge.
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Once the DA is approved, the plans are upgraded and modified for the Construction Certificate (CC). The plans and specifications will comply with and meet the standards described in the Building Code of Australia (BCA) and Australian Standards. The Construction Certificate usually consists of (but is not limited to) the following:
- Completion of Council Construction Certificate form and Checklist(s);
- Modifications to the plans (if required) and additional information as requested by council as outlined in the DA Conditions of Consent;
- Co-ordination of additional plans and documents prepared by other consultants, i.e.:
- Structural Engineer's Details;
- Detailed Stormwater Plan;
- Erosion and Sediment Control Plan;
- Landscape Plan, etc;
- Standard Building Specifications.
House Plans By Design will obtain one quote from each consultant to prepare additional plans and documents. You are welcome to obtain quotes from other consultants.
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