We focus primarily on residential design ranging from extensions to new homes – a number of which are featured in our portfolio on this website. We also undertake dual occupancy projects. Generally speaking we do not undertake drafting projects; but anything where we are able to get involved with the design has appeal to us.

Most projects follow a similar process whether it is a new home or extension – a step by step guide is as follows:

• Initial meeting to discuss your design needs and wants – this can take place either in our office or at the project site – bring along any plans, surveys or other relevant documents you may have

• A fee proposal is presented to you based on your design brief and the project budget (see below for how a fee is determined)

• Upon your written acceptance of the fee proposal, we can get started on the concept sketches for your new home – as design is not an exact science this stage can often take the longest time to complete so you should allow a few weeks

• Initial sketch plans are presented to you so that you may take them away and think about them

• Once you’ve had time to absorb the concept, another meeting can be scheduled to go over any changes you may have or to clarify some points – this stage can involve a bit of back and forth ensuring that we get the design to a point that you are entirely happy with

• It is often a good idea to get some industry feedback from builders at this stage to ensure the project will meet your budget requirements. It is also an opportune time to begin to establish relationships with builders who may complete the final tender

• Once the concept has been finalised and approved by you, we move into the documentation phase where we convert the sketch plans to working drawings suitable for submitting to the approval body for development approval and also to allow builders to quote the project in more detail. We have developed good relationships with a number of reputable builders over the past 20 years and can provide you with contact details if you wish to meet with them

• The development application (DA) is then lodged with the approval body on your behalf; and we act your agent through that process by clarifying or substantiating any information they may require to ensure that the development application is approved

• Once we have supplied you with approved drawings, you are ready to commence construction with your chosen builder

We can also provide some additional services if you wish. These include;

• Detailed construction drawings – Depending on the complexity of the project you may need some additional construction drawings which may include; roof plans, reflected ceiling plans, electrical plans, construction details, landscape element details (letterbox etc). These are often required if the project is put out to Tender (see below)

• Tender/quoting service – We will prepare an Inclusions Schedule outlining the detailed inclusions of the project. We then issue all of the relevant documentation to builders for tendering and help you to select the builder

Our fees are based on a percentage of the project target budget. Depending on the complexity of the project, site difficulties and whether there are significant constraints such as heritage considerations, the percentage rate may vary. The fee will only increase if the final building costs are significantly more than the target budget. The fee will remain fixed and only change if there is a significant change to the design brief, requiring a major overhaul of the design concept.

Please contact us by phone for more detailed information about our fee structure.

For most projects, these are the services covered by our standard fee agreement;

Pre design stage

Obtain the clients design brief and other requirements

Inspect the site and assess site conditions and constraints

Undertake preliminary analysis of authority regulations and requirements

Design stage

Prepare schematic spatial layouts

Prepare sketch plan drawings to adequately explain the design concept

Consider basic selections of materials and finishes

Review & revise sketch plan designs in response to client feedback

Obtain clients approval to proceed to detailed design

Detailed design stage

Develop the sketch plan drawings into a final design solution over a series of client meetings (generally about 3 or 4) and provide drawings to adequately explain the design

Final sketch plans to include:

• Site plan

• Floor Plans

• Elevations

• 3D perspective views

Obtain preliminary opinion of probable cost from builders if required

Consultation with relevant authorities in relation to significant trees located on the site as required

Consultation with relevant authorities to gain approval for works to driveway and verge crossing if required

Consultation with relevant agencies (eg ACTEW) to gain approval for access to easements where necessary

Obtain clients approval to proceed to documentation

Documentation - for Development Approval (DA)

Site Survey (by surveyor)

• Site Plan

• Floor Plans

• Elevations

• Sections as required

• Construction details as required

• Roof plan

• Shadow diagrams

• Materials selection

• 3D perspective views

• Provide energy efficiency rating (BASIX/EER/glazing calculator)

Prepare relevant application forms and documentation on behalf of client

Submit all required documentation to planning authority for development approval

Respond to enquiries from planning authority during assessment period

Provide client with set of planning authority approved documents

The standard fee agreement does not include fees or costs incurred by third parties such as surveyors, engineers or government fees or charges. Any third party costs are passed on directly to the client with no mark-up or commission added even if we have engaged them on your behalf.

The standard fee agreement does not include interior design services.

Some projects may differ from this general structure and this should be considered as general information only.

The cost to extend or build can vary greatly due to many reasons including (but not limited to) site conditions, site location, market forces, construction type and the complexity of the project. As a very general rule of thumb we estimate a range of $4500 – $5500/sqm for most extension projects and upward of $4500/sqm for most new homes. In addition to these per sqm building costs you will need to consider other items such as driveways, decks, paving, fencing, landscaping and possibly swimming pools etc. These costs are indicative only and it is best to contact the office to discuss your project specifically.

As an accredited HIA GreenSmart designer with a strong interest in designing for minimal environmental impact we have utilised a number of sustainable measures to ensure that our designs are energy efficient.

Key design considerations:

• Orientation of the site/house

• Passive heating & cooling

• Natural ventilation

• Natural light

• Shading

• Insulation

• Thermal mass

• Materials

• Windows and glazing

There are 9.29sqm per square; therefore a 15 square house is 139.35sqm (15 x 9.29)