General Services & Role

• What is the difference between a draftsperson and an architect?
  • In 2026, the main difference lies in training and project scale. Draftspersons (often called building designers) specialise in technical drawings and residential design at a more budget-friendly price point. Architects have broader university training and are often better suited for highly complex or multi-million dollar custom builds.
• What is included in a standard set of plans?
  • A typical package includes a site plan, floor plans, elevations, sections, and often basic shadow diagrams if required for council. It does not automatically include internal joinery, lighting layouts, or electrical plans unless specified in the quote. 

 

Approvals & Planning

• Do you guarantee Council or CDC approval?
  • No. While we design all plans to comply with current Local Environmental Plans (LEPs) and state codes, final approval is the sole responsibility of the NSW Planning Portal or your chosen certifier.
• DA vs. CDC: Which one do I need?
  • A Development Application (DA) is required for more complex projects and is assessed by your local council. A Complying Development Certificate (CDC) is a fast-track approval process for straightforward projects that meet specific state standards. We can advise which pathway is most appropriate for your project. Contact Us for support.
• What are "Exempt Developments"?
  • Minor renovations like small carports, decks, or garden sheds may not require any formal planning approval if they meet strict criteria. 
• What is a Complying Development Certificate (CDC)?

A CDC is a "fast-track" combined planning and construction approval for straightforward projects that meet strict state-wide standards.

What it is: A "black and white" assessment against the State Environmental Planning Policy (Codes SEPP). If your design meets every single rule (to the millimetre), approval can be issued by a private certifier or Council.

Approval Timeline: Typically 10–20 working days.

Common Customer Projects:

New 1 or 2-story homes.

Home renovations and additions.

Granny flats (Secondary Dwellings).

Swimming pools, fences, and decks.

What Customers Look For:

Speed: Getting a slab poured as quickly as possible.

Privacy: No formal neighbour notification or objection period is required.

Certainty: If it fits the code, it must be approved—there is no subjective "merit" assessment. 

• What is a Development Application (DA)?

A DA is a merit-based application submitted to the local Council. It is required when a project doesn't fit the "one-size-fits-all" rules of a CDC.

What it is: A formal request for permission where Council planners assess how your project impacts the local environment and neighbourhood character.

Approval Timeline: Typically 3–6 months, depending on Council workload and complexity.

Common Customer Projects:

Custom architectural homes with unique shapes or heights.

Projects on heritage-listed land or in conservation areas.

Sites with major constraints (e.g., steep slopes, flood-prone, or high bushfire risk).

Developments requiring variations to local rules (e.g., building slightly closer to a boundary than normally allowed).

What Customers Look For:

Design Flexibility: The ability to negotiate with Council on features that don't meet standard codes.

Site Suitability: Professional guidance on navigating complex site issues like heritage or environmental protection.

Value Add: Designing a home that fits perfectly into a prestige or unique neighbourhood. 

Costs & Process

• How do you determine the cost of a project?
  • Costs are generally based on project complexity: Simple (minor additions), Standard (typical house plans), or Complex (multi-level or constrained sites).
• What extra fees should I budget for?
  • Our fees cover the drafting and report writing only. You should also budget for third-party costs such as structural engineers, land surveyors and Council/Planning Portal application fees. Contact us for support with submissions to the NSW Planning Portal.
• How many revisions are included in my quote?
  • Our lump sum quotes typically include two rounds of revisions during the initial design phase. Major changes requested after final sign-off or once the application has been lodged may incur additional hourly fees. See the Fee Schedule page for further details.

Risks & Responsibilities

• What happens if Council requires changes to the plans?
  • Requests for Information (RFIs) from Council are common. Minor adjustments are often covered, but major redesigns required by Council due to site-specific constraints may be charged as extra work.
• Who is responsible for the accuracy of the site / project information?
  • We rely on professional land surveys to ensure accuracy. If you provide your own measurements or documentation, any errors in the final design resulting from that data remain the client's responsibility.
• Are you insured?
  • Yes, we carry Professional Indemnity Insurance to protect our clients against professional errors or omissions in our technical documentation.