PROCESS

Design, Approval, and the Building Process

From idea to finished building in 7 steps

Many who take on a construction project may only do so once. Understanding the process is crucial. The steps below outline the typical design, approval, and building stages for a smoother transition from idea to reality.. Understanding these steps helps demystify the building journey, identifies the roles of relevant consultants and timing of fees.

  • Understanding your site, gathering site information, environmental impacts & identifying constraints.

  • Applying the site information to map out the site's potential development areas. Incorporating Council regulations, standards for feasibility of the conceptual design.

  • This is where we settle on a final plan. Once the floor plan is working, the 3D design of the walls, roof and sub-floor design crate the elevations, sections, and all other relevant DA-level plans required.

  • All documentation, including the architectural plans, are gathered and lodged through the online Planning Portal for assessment. This process is either a Development Application (DA) or Complying Development Certificate (CDC).

  • Once Council has issued planning approval, you can then apply for a Construction Certificate (CC). Or, your project may be eligible for a Complying Development Certificate (CDC). Typically, the design needs to be assessed structurally by an engineer and developed into working drawings to demonstrate compliance to building codes and standards. All plans and documents need to be assessed by your chosen Principal Certifying Authority (PCA) - otherwise known as the building inspector.

  • Once you have a CC or CDC approval, you are ready to build. Appointing a builder, or applying for an Owner-Builder's certificate is required. Your chosen Principal Certifying Authority (PCA) will outline staged inspection points during your build to sign-off on any building works.

  • Your building has been completed, and you need to obtain an Occupation Certificate (OC). This is the last step before you can enjoy your newly created space.

7 Step Guide.

An overview of the construction process, from start to finish.

STEP 01: SITE

Understanding a site involves a comprehensive analysis of various factors that influence its development and use. Gathering site information is crucial for this process and includes examining the geographical, geological surrounds, and unique viewpoints. A site visit is a great starting point, and registered surveyor can follow up to get some site-specific data.

Site Information Gathering

  1. Geographical Analysis: Collect data on the site’s location, topography, and access to transport networks. This provides context for the site’s usability and potential for development.

  2. Environmental Assessments: On-site visual analysis usually provides the most important information. You get a feel for the site, where the sun is moving, what will impact access to light and prevailing winds

  3. Land Use and Zoning: Understanding existing land uses and zoning regulations is essential. This helps to identify what can legally be constructed on the site and ensures compliance with local development control plans (DCP’s).

  4. Historical Use: Investigating the site's historical usage may reveal previous activities that could affect present conditions, including contamination risks or heritage considerations.

Planning Certificate

  • A Planning Certificate (Section 10.7) is obtained, providing crucial site constraint information

Detailed Site Survey
A registered surveyor will get provide detailed information about the subject site, generally including:

  • Identification of cadastral boundaries

  • Datum for grid co-ordinates to be on Map Grid of Australia (MGA) & all levels recorded to

    Australian Height Datum (AHD)

  • Site Benchmark placed (AHD)

  • Spot levels and contours, typically at 250mm intervals

  • Location of all visible Public Utilities within the vicinity of the work area

  • Locate all services, buildings, structures and fencing within the work area

  • Location of any existing trees showing height spread and trunk width

  • Adjoining properties building footprints within three (3) meters of the subject property

    boundaries including ridge and gutter heights

  • Road feature survey of the road fronting the subject lot to top of kerb

STEP 02: CONCEPT

If the project requires any existing elements to be kept, like an extension project, a detailed measure-up then takes place. Using a combination of software, a laser measure, and a trusty tape measure, all important existing measurements a noted to be reproduced in CAD. By integrating the existing building measurements with the detailed site survey (form Step 01 above) the Conceptual Design process can begin.

Existing Building(s) Measurements

  • Internal measurements of all rooms, ceiling heights, floor levels & fixed furniture (e.g. Kitchens)

  • Door and Window measurements, opening types noted

  • Wall thicknesses

  • Stair measurement (internal): treads, risers & flight patterns

  • Patio/decks & relevant hardstand measurements

Concept Design

  • CAD Model - site terrain, existing building(s) & neighboring buildings

  • Drafting in the planning barriers such as minimum setbacks & maximum building height limits

  • Mud-mapping & Mass Modelling - zoning the footprints of proposed spaces

  • Sketches - using the site analysis information, client style preferences and precedent research to express form

  • Preliminary Floor Plans

  • 3D Concept model - CAD virtual models & 3D Printed

STEP 03: DETAILED DESIGN

With some broader design decisions made, we can narrow in on the specifics of the built form. The detailed design process is where you will start to see the final room sizes on the final floor plan and the architectural vernacular is built up in elevation. From the outset, exterior materials are considered, but during the detailed design phase, they documented. The proposed elements of the project are clearly delineated and documented to form the DA plan-set, ready for lodgement.

Developed Design

  • CAD Model updated in 3D to show proposed VS existing work

  • 2D Documentation: elevations, sections and 3D perspectives

  • Final design is settled on.

DA Plans

  • Site Plan: showing proposed area of development on the site

  • Floor Plan(s): showing existing, demolition and proposed building works

  • Roof & Stormwater Plan(s): demonstrating drainage from proposed roof design

  • Elevations: this is the side view, showing the external appearance including doors, windows and roof

  • Sections: a cut-through view, showing the interior spaces and associated structure

  • Compliance Tables & Schedules: door, window & wall details

  • 3D Perspectives

  • Photorealistic Rendered Images

Additional Plans (as required)

  • Shadow Diagrams

  • Gross Floor Area (GFA) Calculations to demonstrate Floor Space Ratio (FSR)

  • Pool Compliance Plans

  • Landscape Plans

STEP 04: PLANNING APPROVAL

At this stage, you will need to prepare some accompanying documents form your overall Development Application (DA). JT Studio works closely with a planning consultant to gather your documents, and complete the lodgement on your behalf - this is an optional service, but simplifies the process. There are usually further checks needed to gain approval, so some external consultants may need to be engaged to complete the checklist of required documents. Once gathered and submitted online, your DA will be assessed.

Consultants (typically required)

  • BASIX Consultant: to provide a BASIX certificate and/or NatHERS Assessment and stamped architectural plans summarising BASIX commitments

  • Planner: to produce a Statement of Environmental Effects (SEE) report

Other Consultants (site & project specific)

  • Bushfire Consultant: if your site is located in a bushfire zone

  • Flood Certificate and/or Hydraulic Engineer: if your site is located within a flood zone

  • Heritage Architect: to provide a Heritage Impact Statement if your site is located within a heritage zone

Note: this is generally identified at the start when we obtain the Section 10.7 Planning Certificate

Development Application (DA)

  • You (or our planning consultant) will need to lodge an application through the Online Planning Portal and apply for a Development Application (DA)

  • Council will generate a DA-fee specific to the project at this stage

  • Council will generate a Requests for Information (RFI) if further details in any aspect of the lodgement is missing/required

STEP 05: BUILDING APPROVAL

Once your DA is approved, or you are eligible for a fast-tracked CDC application instead, you will need to develop the building documentation further. This is to demonstrate compliance to the National Construction Code (NCC) and relevant Australian Standards. This information is provided to the certifier (PCA) for assessment. Typically, this step requires structural assessment by a qualified structural engineer, then we can provide detailed working drawings or construction plans. We will work with the engineer to synthesize the proposed structural design into the CAD model and architectural plans, to troubleshoot any functionality clashes that may arise.

Engineering

  • Structural Engineer: structural design of the proposed, approved building relative to associated site’s soil type & surrounds

  • Geotechnical Analysis: Soil condition report

  • Hydraulic/Civil engineer (if required)

Working Drawings (Construction Plans)

  • Architectural Specifications

  • Set-Out plans

  • Reflected Ceiling Plans - plumbing & electrical

  • Roof & Stormwater Plans

  • Detailed Elevations & Sections, annotated with references to legend(s)

  • Construction Details

  • Interior Elevations

  • Interior Design: FF&E Schedules, material palette & annotations

  • Stair Detailing

Construction Certificate (CC) or Complying Development Certificate (CDC)

  • You (or our planning consultant) will need to do an application through the Online Planning Portal and apply for a Construction Certificate (CC) or Complying Development Certificate (CDC)

  • Certifier (PCA) to be appointed

STEP 06: BUILDING WORKS

Time to appoint your builder for the job. JT Studio works with many local reputable builders, and can provide suggestions for a variety of project types. For owner-builders, JT Studio can suggest individual trades as needed to assist with the coordination of your construction sequence. It is important for the builder to actively engage the certifier (PCA) for critical-stage and mandatory inspections.

Your Builder

  • You will need to decide on an agreed contract price with your chosen builder and engage them in advance to ensure your construction timeline runs smoothly

  • Builders should coordinate with the certifier (PCA) for inspections during construction

  • The builder should get in touch with JT Studio if any additional plans are required to assist with the build.

Project Management

  • Provide construction management, if required

  • Sometimes, you change your mind and part of the design has to change. That’s usually okay; a DA Modification (Section 4.55) is required we can assist with this during the build. Not required if you stick to the approved plan though!

STEP 07: COMPLETION

When your building work is completed, it is time to enjoy your new space! You (or our planning consultant) will need to lodge one final application through the Online Planning Portal and apply for an Occupation Certificate (OC). After your final inspection is approved your OC will be issued by the certifier. Your development is now officially finalised.

Occupation Certificate (OC)

  • Obtained after the final PCA inspection is approved and any outstanding items have been finished by your builder

  • Development has been officially completed