Game plan: Development Application (DA)
What’s a DA?
It’s a formal request submitted to the local council or planning authority seeking approval for proposed construction, land use, or property modifications.
The Development Application (DA) ensures projects meet zoning laws, building codes, and environmental regulations. The approval process involves assessments, possible public consultation, and adherence to local policies.
A development consent by the local council or planning authority is essential for developments like new buildings, renovations, or land use changes, ensuring safe, sustainable, and legally compliant construction.
You’re in? so What’s the Game Plan?
-
First, we schedule a meeting to discuss the project and requirements. This can be held in person at our offices or via an MS Teams meeting, where we can share screens and collaboratively review ideas to better understand the client’s vision for his future property.
-
To know more about the property regulatory framework a Section 10.7 (2) & (5) Planning Certificate must be acquired by the client from the council’s website.
This certificate provides essential information to determine whether a CDC can be pursued. The assessment is based on the project brief, zoning and other regulatory parameters.
-
Positive Assessment Outcome: If the project brief can be achieved through the DA process, we’re ready to proceed! At this stage, we agree on the scope of work and associated fees with the client. Our services can range from providing essential architectural documentation and specifications to managing the entire process and securing the approval for construction.
Negative Assessment Outcome: If the development can’t comply to the local planning regulations, no worries—that’s not the end of the road! We will provide feedback on our assessment listing where the project brief doesn’t align with the applicable planning and regulations for your consideration.
-
With the planning assessment and engagement completed, site investigations commence with:
Detail & Boundary Survey: A registered surveyor maps and documents site features, including boundaries, levels, structures, vegetation, underground and exposed services, easements, etc... This data serves as a crucial reference for accurate design, planning, and compliance.
Sewer Diagram: A sewer diagram is required to ensure the proposed construction doesn’t interfere with sewer infrastructure. It verifies clearances, prevents pipe impact, and ensures proper drainage. It’s acquired from the from local water authorities, councils, or accredited plumbers and certifiers with access to relevant records.
Flood Certificate: For flood-prone areas, a hydraulic engineer evaluates the council-issued certificate and recommends mitigation measures to be integrated into the design.
Site Measurements: For projects involving internal alterations to an existing building, we conduct a measurement take-off to accurately document the building's internal layout.
-
Coming soon!
-
The concept architectural design stage outlines the project's vision, purpose, and key requirements. It defines the design intent, spatial needs, aesthetic goals, sustainability considerations, and budget constraints. This stage focuses on translating the client’s vision into creative ideas through sketches, mood boards, and diagrams.
Key deliverables for this stage:
DCP/LEP and site analysis
Concept diagram
Floor plans
Site plan
Elevation
Conceptual sections
Interior and exterior sketchy or photorealistic 3D images
-
Following coordination meetings, preliminary design reviews, and revisions as required, an optimal design is established that balances the desired space, functionality, aesthetics, budget, and materiality.
The concept drawings are then submitted to the client for final approval, paving the way to progressing documentation for DA submission or applying for a pre-DA advice from the council.
-
Coming soon!
-
Item description
-
Depending on the agreed scope of work, the client may either appoint us as lead consultant to manage the design administration and consultants’ coordination until the DA consent is secured or engage and coordinate directly with secondary consultants to obtain the required documentation.
Most DA applications require the engagement of the following consultants:
Civil Engineer: Provides erosion control studies for site works and determines new ground levels for concrete driveways and floors, ensuring proper stormwater drainage connections to the public network.
Energy Assessor: Evaluates the proposed building fabric, sustainability and its performance in relation to the site’s environmental conditions and provides NatHERS and BASIX certification as required by NSW planning regulations.
Town Planner: Prepares the Statement of Environmental Effects (SEE) and communicates with the council in complex projects. Nevertheless, as we are familiar with the project’s concept design and environment, we can incorporate this task within our scope of work as an additional service for standard small to medium-sized projects.
Waste Consultant: Engaged for larger developments or projects with strict regulatory requirements to ensure compliance with local waste minimisation, recycling, and disposal regulations. For small to medium-sized projects, we can incorporate this task within our scope of work as an additional service, leveraging our capabilities and logistics to accurately assess demolition materials, waste types, and disposal strategies.
Quantity Surveyor: Prepares building cost estimates based on a detailed quantity take-off for the proposed works. However, for small project we can provide a cost summary estimate based on our industry experience for DA purpose only.
For specific sites, additional consultants may be required:
Structural Engineer: Assess the existing structures in scope and provides a structural adequacy certificate taking in consideration the proposed design.
Hydraulic Engineer: Provides concept designs for roof guttering, on-site detention (OSD), and rainwater tank systems, along with sewer drainage and water supply connections for both altered and newly built areas. In flood-prone zones, hydraulic engineers also develop flood mitigation strategies in compliance with regulatory requirements.
Electrical Engineer: In most small to medium-sized residential projects, the electrical design and compliance are generally developed in the construction certificate stage. However, if the project has significant electrical components, an Electrical Engineer may be needed for detailed design and compliance.
Fire Engineer: Provides fire assessment reports, performance-based safety solutions, and concept fire protection designs in DA stage for large complex buildings or projects impacted by fire risk hazards.
Acoustic Engineer: Necessary if the development is affected by acoustic parameters, such as airport noise or other environmental factors. This consultant provides design solutions via acoustic report specifying adequate noise-mitigating measures for the project.
Heritage Consultant: Provides a Heritage Impact Statement report to assess the effect of developments on heritage-listed sites. This consultant also provides design recommendations to preserve historical significance and facilitates obtaining the development consent.
Landscape Architect: Engaged when the project includes large outdoor areas or structures featuring diverse planting schemes.
-
When engaged as the lead consultant, we manage the coordination and integration of all required studies, ensuring a seamless process throughout the job. Before lodging the Development Application on the NSW Planning Portal, we present the complete package to the client for final review.
If the client opts to engage and coordinate with consultants independently, including handling the design coordination and Development Application lodgment, we remain available to provide support and guidance as needed.
-
Coming soon!
-
Coming soon!
-
Coming soon!
-
Coming soon!
At 1001 Designs, we are dedicated to ensuring client satisfaction by delivering tailored designs that meet your unique needs and vision. We work closely with you throughout every stage of the project, from initial concept to final completion, ensuring open communication, attention to detail, and a seamless experience.
“We create cost-efficient buildings that combine quality, value, and innovation, using modern tools to make the design process faster and better”