Design + Town planning + Building plans + Construction


Extending   :    Renovating :    Thinking of the Big Dream

        ……………….. If you are interested have a read of ” How It all Works ” below ..


……………………HOW IT All  WORKS

Broken down into  into 6 steps easy steps ….. Now,  if you have a wine, some cheese and are in the ” mood” … please  read …. enjoy…..

The Site and Project

In planning the design and construction of a building, it is important for the designer to have a sound knowledge of the constraints that control or affect the site.

Each of these constraints will have a varied effect on the final design outcome. To understand the 2 main types of site constraints please see below.

Regulatory Constraints:Environmental Constraints:

A detailed knowledge of the above is essential in the development of the concept plan. In principle knowing your site is critical to achieve a successful outcome.

Concept Plans

The Concept plan is the foundation of the design. It needs to be right and reflect your wants & needs. We do this by finding out what is in your head.

To develop a good concept, the client needs to first understand what they want on a macro and micro scale. The scope of works is the macro view which will give us the footprint - i.e.: 3 bedrooms, 2 bathrooms, gallery kitchen, studio, office etc. This forms the base for your home.

The wish list is how we find out more about how you want it to look. This is the micro view, the likes, the dislikes, the wants, needs and desires!

In a second time, as we have a better understanding of you, it is time for us to hit the drawing board and begin concept development. Depending on the scale of the project it may take us between one and four weeks to develop a range of concepts to present to you.

The concept plan demonstrates the design principles we have adopted to incorporates all your needs, the natural requirements of your block, as well as the legal work and the building proposal.

Of course, this is not final, as we need to work together to review what is and is not possible within the specification of the site.

Once you have approved the design, we work with you to formalise the concept.

Traditionally, the designers at COAD88 prefer to use a storyboard format when presenting work, as it shows a lot more than just a floor plan. A basic storyboard will also incorporate elevations, cross section and façades. We can also create three-dimensional models of your future home, which are really helpful to visualise the finished product. It all depends on how refined the concept is. The more documentations we have, the easier it becomes to communicate with all the parties involved in the construction.

Storyboard Layout:

Town Planning

After the concept stage and council pre-application (which includes the client sign-off of the final design), we start the documentation for the Town planning application.

Each individual property has a set of planning controls which specify when a planning permit is needed. This would have been investigated at Stage 1 - The Site & Project, and you have been informed how these controls effect the proposal. These controls are revisited during the town planning application and documentation stage by the responsible authority.

Town Planning application documentation:

The proposed development and planning controls will determine what documentation will be required for the planning permit application. Normally, the following suite of documentation is required:

Town planning application forms
Council Fee (Based on reasonable cost of works)
Current copy of title
Existing floor plans
Existing elevations
Proposed plans
Proposed elevations
Proposed & Existing Photo montage
Colour Schedule
Landscape plan
Shadow diagrams
Site context plan
Written design statement
Sustainability statement

What happens Next?

To make this process easier, a six stage approach is used. The diagram illustrates each stage in details. The planning process duration will vary from application to application, as it is affected by many factors.

Town Planning Permit Process:

Stage 1: Following the submission of the application, the responsible authority (Local Council) will issue Coad88 a letter of acknowledgement advising the receipt of the application.

Stage 2: Once the file is allocated to a planning officer, the application is checked and a request for further information (R.F.I.) may be issued.

Coad88 policy is to provide a written Response to the R.F.I., which is sent by email and mailed to council within 2-3 business days.

Stage 3: If the planning officer is satisfied with the response, a public notification takes place. Depending on the size and possible impact of the application, this can take the form of an A1 yellow laminated advertising sign located at the front of the property for a continuous period of 14 up to 28 days. Direct mail notification to those affected or advertisements in the local newspaper are also ways which council may choose to advertise the proposal to the public.

The advertising sign notifies the general public of the nature of the development, and gives the public the right to comment on the proposed development. These are normally in the form of objections.
After the close of the 14-days advertising period, objections are received and processed by the responsible authority.
If a large number of objections are received, council may hold a community consultation meeting.

Stage 4: After the close of the advertising and subject to the number of objections, the Planning Officer assesses the application and prepares the report for:

Delegated decision (Senior Planning Officer)
DAP decision (Committee of senior planning officers)
IDAC decision (Committee of 3 councilors on rotation)

Stage 5: There are 5 types of decision outcomes:

A permit (No objections received)
A Notice of Decision to grant a planning permit (Objection received and not withdrawn)
Review by VCAT if the objector exercises their rights to go to appeal.
Notice of refusal
Review by VCAT if required.

Stage 6: Victorian Civil and Administrative Tribunal (VCAT)

An application to VCAT to review the decision made by the responsible authority (Council) can be applied for by an objector to the development or the applicant
There is a prescribed period in which either party can challenge the Relevant Authority decision.
We can advise a client during this process and assist or represent our clients at VCAT.

Architectural Drawings & Building Permit

After the receipt of the Town Planning permit and endorsed plans we can start the documentation for the Building application.

Each individual property and design is unique so different National Construction Codes may apply. A typical inner city building application consists of the following suite of documents:

Building application documentation

Building surveyor application
Building surveyor fee
Town planning permit
Endorsed town planning plans
Landscape plan
Current copy of title
Existing floor plans
Existing elevations
Proposed plans
Proposed elevations and sections
Electrical plans
Window Schedule
Detailed elevations
Material selection & Colour schedule
Building Specification
Land Survey
Soil report
Engineering plans, computations and certification
Energy Report
Dilapidation report
Protection notices

We can provide you with a list of consultants with whom we have a longstanding business relationships. Each consultant supplies a fee for service proposal.

We advise that you get two other fee proposal for services from different consultants, which we can help organise.
To see an example of our typical package see below:

Typical floor plans:

Typical Elevation & Section:

Typical Detailed Section & Part window schedule:

Tendering & Contract administration

Tendering for the right builder can be a difficult process. With a well documented set of plans and associated documentation the process is made much easier.

Each tendered builder will get a clear understanding of what is proposed and their price will include all of the documented works. All tender documents will form part of the contract.

Many different types of contract exist. our legal obligations team can advise you on which contract is suitable and explain the pros and cons of each. We always recommend seeking legal advise.

Once the builder has been engaged and the contract signed, the construction can start. Coad88 are experienced project managers, and we are used to assisting the builders in ensuring the quality control and the design as specified is what is produced on site. This is achieved during regular meetings during which design issues or variations can be discussed, costed & implemented.

This process ensures you receive the best design outcome and best possible product with the least headaches.

Landscape design adds value and functionality to unused spaces.

By enhancing your outdoor area, you are extending your liveable space. But landscape design also goes further than creating room for activities. We believe in the power of permaculture, and in the benefits that plants can bring to a household, or an office.

Working closely with our clients, our aim is to produce functional, efficient, innovative & aesthetically pleasing design that is tailored to their needs.

Coad88 offers unique design solutions for all yards, patios, rooftops, terraces, broad acreage or even balconies. We design spaces suited to your lifestyle. We offer clients a design & construct service covering:

Hardscaping - Covers, Decks, Patios, Driveways, Paths & Ponds

Softscaping - Plant selection, Material selection, Electrical & Lighting

Maintenance - Garden maintenance to maintain your investment

Re-Vamps - A quick way to tidy freshen up & add value *Great when selling

Productive planting - Creating working gardens eat what you grow

Creative space solutions - Get the most out of your yard

Corporate Landscape – Managing your workplace’s surroundings to emphasize your company's identity.

Water Sensitive Urban Design - Mimicking the natural water cycle and recycle (grey water harvest)

Wetscapes – Ponds, wetlands, pools and water landscape

Public Space – parks and recreation spaces

Garden Maintenance - Keep your green space beautiful and nourished

Thermal Performance Assessment & Energy Rating

What is Thermal Performance Assessment?

Thermal Performance Assessment (TPA), or Energy Rating as it is commonly known, uses specialist software to measure the heating and cooling loads of your new build, extension or renovation. This is to ensure the building is thermally efficient and is able to maintain a comfortable temperature with minimal mechanical assistance, which will reduce your energy bills.

To comply with the energy efficiency measures of the National Construction Code (NCC), your home is assessed by an accredited thermal performance assessor and a star rating is given based on the information provided within the plans. In Victoria, a minimum of 6 stars is required for new builds & extensions*.

Our assessors from our residential design team are accredited in NATHERS & BASIX and First Rate 5 software.

Once the assessment has taken place, you will be provided with a certificateoutlining the minimum requirements to achieve the required star rating. From here, you can talk to our staff to implement further thermal aspects into your design to increase efficiency.

What is required to assess your home?

To complete an assessment on your home we need the following information:

Site plan (Showing Orientation)
Floor plans (or As-Built drawings)
Sections & Elevations
Window & Door Schedule
Lighting plan & Electrical plan showing Fans & Exhaust Fans
Any specifications in relation to walls & insulation which is already specified as part of the design

For more information in relation to Residential Sustainability follow the link to the VBA Practice note.

* 6 Star Energy rating for extensions depends on the percentage of the renovation in relation to the buildings original volume.

Bathroom and Kitchen Services

COAD88 designs bathroom and kitchen renovation in partnership with First Choice Warehouse. Have a look at the gallery for some inspiration, and don't hesitate to contact us for some advice on your next renovation.

This is a great solution if you want to refurbish your home quickly and at a competitive price. COAD88 has a system in place which allows for the seamless execution of a design we help you create. Get in contact with us today to start working on a design, or visit to see their wide range of bathroom and kitchen products.


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