Some common questions answered....
Getting your house plans drawn can be a little daunting, so we've have put together a few answers to help you out. Please take this purely as a guide. Actual prices may vary, but this will at least give you a ball park figure to work with.
What's the process?
First things first, have a realistic think about your budget and stick to it. Armed with that figure approach WOLLONGONG DRAFTING about what you want to do. We will tell you what the potential issues are, and we will design your project with your budget in mind. Too often the job gets approved for construction, you get quotes from your builder, its WAY out of your budget, and you have to redesign. Once you have a concept in mind, it gets drafted into a set of house plans ready to lodge for approval.
Approval from whom?
You have 2 options, your Local Council, or Private Certifying Authorities (PCA). The nature of the job and its location dictates who you can use. For instance, if your project complies with 100% of council's regulations, and you're not in an area affected by floods, bushfire, landslip etc, you can use a PCA. In all other cases you need to use council. To find out if you are in an affected area just jump on your local council's web site and find your block in the MAPPING section.
If it is decided you need Council, they will split your application into 2 parts, the DA (Development Application) and the CC (Construction Certficate). The DA portion HAS to be approved by council, the CC does not. You can get the Private certifier to approve the CC for you. You just need to comply with the issues council bring up as part of the DA process.
I have an approval, now what?
Once you have the approval, then you can start talking to builders. Getting 3 quotes is difficult in todays market. So a better option is to ask them for a 'ballpark' amount. This gives you an indication of how busy they are, and if they want the work. When selecting a builder it helps if the builder and the PCA know each other. A good working relationship between these two guys is worth its weight in gold. WOLLONGONG DRAFTING know many builders in the area. We'll find the right one for your project.
what's included in our prices?
We provide all the documents, forms, and time required by either council or the private certifier to get approval for construction. That includes the following:
- Site inspections / detailed measure up of existing house if needed.
- A site plan: Showing setbacks, footprint, neighbours etc.
- Floor plan: A plan showing the internal configuration of your project.
- Elevations: Elevation views of all sides of the project.
- Section: A cut away view of the internal workings of your project.
- Shadows: If required, a plan showing what kind of shadows your project makes.
We allow for one set of changes to the documents after we have sent them to you for comments.
- Completion of council forms.
- Statement of environmental effects.
- Electronic copies of plans in PDF.
- Demolition and construction waste management plan.
WOLLONGONG DRAFTING provide you the document bundle and application forms ready for you to take to council. Jobs vary in complexity, therefore we don't guarantee approval for every application. If additonal details are required outside the normal scope of work or you would like us to submit your plans through council, then we will charge at an agreed hourly rate. We don't guarantee approval for every application, however, we have a 100% success rate.
what other costs should I expect?
Jobs vary in complexity however thoe following costs are an approximation based on a large extention / single story house.
Additional to our costs you will need need the following;
- Council fees. $ 800 - $ 1500
- PCA fees. $ 950 - $ 1200
Depending on the scale of the job you may need the following.
- Surveyors, $ 900 - 1200
- Engineering. $1000
- BASIX assesment (Only needed if construction is over $50k) - $450
If your block is in a bushfire area, or unstable land you will need the following.
- Landscaping plans, $ 800 - 1400
- Bush fire report, $1000 - 1200
- Geotech assesment, $700 - 1000
Now that you're armed with the right infomation, give WOLLONGONG DRAFTING a ring to organise a meeting.
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