We are often asked how the design and drafting procedure works.
Every project is different so the procedure is generally tailored
to suit the particular situation.
The following is a typical step by step procedure to assist
in understanding the design & drafting process.
- Phone call
- Initial Consultation
- Engagement of services
- Preliminary works
- Additional discussions
- Design development
- Design approval
- Planning permit drawings,
- Working drawings
1. Phone call
Ring O’Beirne Design to make an initial enquiry. Let us
know what your intended project is and arrange to have an initial
consultation either at our offices or on site.
2. Initial Consultation
Have all your information on hand, i.e. sketches, magazine cut-outs,
written design brief etc. If you have a firm idea you have of
what you wish to achieve and can convey your thoughts well with
the aid of relevant information the design development process
will move smoothly. If on the other hand you need design input
from us that’s OK too. We will charge at our nominal hourly
rate for the design process then move onto the design development
once you are satisfied with the design. At initial consultation
stage we may advise if any other consultants such as, engineers,
land surveyors, town planning specialists or the like may need
to be involved in your project.
Based on the information provided to us at the initial consultation
we will prepare a professional fee estimate with a break-down
of costs involved.
Initial consultation is charged at $90/hr +GST at minimum 1 hour.
This fee is subtracted from our final amount if the services of
O’Beirne Design are engaged.
3. Engagement of Services
After the initial consultation our professional fee estimate
will be posted or emailed to you along with a deposit invoice,
(typically $400+GST to cover costs of preliminary works) and a
consent form to engage the professional services of O’Beirne
4. Preliminary works
Once the consent form has been signed and the deposit paid preliminary
works will commence. This typically involves such things as:
• obtaining a recent Certificate of Title
• obtaining Council Planning Information
• obtaining Council Property Information
• obtaining Legal point of stormwater discharge
• obtaining a soil test from an engineer or geologist
• site measure
• site levels
• organising a BAL, (Bushfire Attack level) Report
• preliminary sketch drawings
5. Additional discussions
When a preliminary sketch has been completed a meeting will be
organised to discuss the design. At this point any design changes
can be suggested.
6. Design development
Design development is a further progression of the preliminary
sketch. Typically this will involve a more detailed floor plan
and elevations. At this stage a preliminary energy efficiency
report may be conducted to ensure compliance through the following
7. Design approval
Once the design development drawings are complete we will issue
them to you for your approval. Slight adjustments can be suggested
at this stage then the drawings re-issued to you for your final
8. Planning Permit drawings,
Planning Permit drawings consist of a site plan, floor plan,
elevations and any other information required by the Council specific
to the application. This stage of documentation is generally only
necessary if the works are subject to a Planning zone or overlay.
9. Working Drawings
Working drawings are the drawings required for a Building Surveyor
to grant a Building Permit and for a builder to be able to price
and build. These drawings typically consist of:
• Site plan
• Floor plan
• Section & details
• Structural details & member sizes
• Construction notes and materials
• Window & Door schedules
• Building Code regulation compliance notes
• Planning Permit regulation compliance notes
• Footing plan
• Bracing details
• Lighting layout
In certain cases other drawings may be necessary such as:
• Roof plan
• Floor coverings plan
• Contour plan
• Extra structural details
At the working drawing stage a structural engineer may be engaged
to design specific structural components if necessary and/or to
design a concrete floor slab and conduct a soil test, (if a soil
test is necessary and has not already been done as part of preliminary
An energy efficiency compliance report will be completed and
all other relevant documentation will be compiled.
Upon the completion of our works an invoice will be posted or
emailed to you for the final amount owing, (refer to our terms
and conditions for information on staged
work & progress payments).
Once final payment has been received we will issue you with multiple
sets of documents suitable for submission for a Building Permit,
for builder’s pricing and for construction.
A typical set of documents consists of:
• Location map
• Certificate of Title
• Council Property Information
• Legal Point of Stormwater Discharge
• BAL, (Bushfire Attack Level) Assessment
• Engineer’s Design & Drawings
• Energy Efficiency Compliance Report
• Working Drawings
here to download a typical fee estimate sample.