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Step by step procedure


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.

  1. Phone call
  2. Initial Consultation
  3. Engagement of services
  4. Preliminary works
  5. Additional discussions
  6. Design development
  7. Design approval
  8. Planning permit drawings, (if required)
  9. Working drawings
  10. Completion

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 Design.

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 stages.

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 approval.

8. Planning Permit drawings, (if required)

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
• Elevations
• 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 works).

An energy efficiency compliance report will be completed and all other relevant documentation will be compiled.

10. Completion

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

Click here to download a typical fee estimate sample.


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