Luke Constructions

The drawings at this stage are minimal and should give an overall concept, together with floor plans. These can be drawn by a building designer or an architect, such as…

Architect - tddparchitects.com
Architect - paulberkemeier.com.au
Designer - jrdesigns.com.au

This early cost estimate is best discussed together with the Architect and the Builder, and gives the home owner an idea if the design comes within their budget constraints. If not, the concept needs to be tweaked to reflect the budget accordingly and the Builder can assist in this area.

Once the home owner is happy with the concept design and the associated costs, the architect can then draw up accurate drawings.

The architect prepares these accurate drawings in order to apply for development approval. They will include plans, elevations, sectional views and shadow diagrams and may also include a model and three dimensional drawing and a BASIX report (Building Sustainability Index Report).

A PCA (Principle Certifying Authority) needs to be engaged for all construction projects. The PCA conducts critical stage inspections throughout the build and issues relevant construction certificates as well.

PCA - formbc.com

A DA (Development Application) is the first part of the council approval process. The DA is typically submitted by the architect or home owner to the local council for approval and includes accurate drawings, Statement of Environmental Effects, Materials Reuse Statement (also called a Waste Management Report) and a BASIX Certificate.

Other reports such as Flora and Fauna Assessments, Bushfire Assessments and Geo-technical Assessments may also be required. The DA process takes on average 78 days for approval to be granted.

Mosman Council - mosman.nsw.gov.au

Sometimes a DA is not necessary and the simplified process of a CDC (Construction Development Certificate) is adequate. The PCA will be able to determine this from your accurate drawings. This process bypasses Council altogether and is a combined planning and construction approval process that meet predetermined guidelines.

The CDC process takes on average 10 days.

PCA - formbc.com

This includes the full package of documentation that the home owner will need in order to proceed with the final stage in the development approval process and includes the finalised design drawings, engineers drawings and specs (specifications).

The specs is a working document usually drawn up by the architect which gives a comprehensive description of various aspects of the build and defines the types of finishes (budget, medium or high end) and includes such things as:

• Concrete Construction
• Timber and Steel Construction
• Brick and Block Constructio
• Insulation and sarking
• Roofing
• Cladding
• Doors and Window
• Floor Finishes and Coverings
• Landscaping etc

A CC (Construction Certificate) is the second part of the approval process and needs to be issued by the PCA before works can commence. The PCA will require the DA/CDC approved drawings, full Engineers drawings and the specs in order to grant CC approval.

Engineer - bvgconsultants.com.au

Ideally, the chosen Builder would already be involved in the design process from the outset, however if this is not the case, then a Builder will need to be chosen.

The home owner may already have a Builder in mind or the Architect may assist the home owner by putting together a tender package. There is a great deal of time and effort that builders put into tendering so only go through this process if you are serious and ready to build.

The Builder will use the accurate construction drawings together with the engineers drawings and the specs to establish the cost of the build. The type of finish can dramatically change building costs, so without this detail it is not possible to cost the works accurately.

Remember that there is more than the price that needs to be considered when selecting a Builder.

The home owner will need to decide on the type of contract that will govern the build. These include:

• Fixed price (or lump sum) contract
• Cost plus (or do and charge) contract

The contract is signed by the home owner and the Builder only.

The start date for the building works needs to be agreed on by the Builder and the home owner, and the PCA informed accordingly.

Alternative accommodation may also need to be organised, depending on the size and extent of the works.

An Occupation Certificate (or OC) is the last step in the building process and is issued by the PCA once all works and conditions have been completed.