DA Pathway to Construction
Navigating the development application processes can often feel daunting, whether you’re a seasoned professional or a first-time applicant. However, the team at CNA Design Studio are here to guide you through every stage. The journey from concept to construction involves a series of steps, each requiring attention to detail and adherence to regulatory standards. In this blog post, we will provide a comprehensive guide to the development application process as a pathway to construction.
Pre-Design
In the pre-design phase, we are eager to understand your project goals and determine how we can help you achieve the best outcomes. This begins with an initial client brief, where we gather a list of must-haves and establish your budget. We then provide a return brief and fee proposal, detailing our interpretation of the initial brief and budget, along with our suggested pathway and associated fees.
To further inform the project, we conduct a site analysis to identify opportunities and constraints, while examining relevant planning information. If desired, we can also perform a feasibility study to assess the likelihood of meeting your requirements. Additionally, we assist in engaging a surveyor for a site survey, and for renovation projects, we undertake a site measure-up. These steps ensure a comprehensive understanding of your project from the outset.
2. Concept Design
This is when your design truly starts to take shape. We begin with initial concepts, offering options that best align with the agreed-upon brief. You will then have the opportunity to review these concepts and request any changes to the design. If there are additions to the brief, we are more than happy to accommodate them for an additional fee. This collaborative process ensures that the final design perfectly reflects your vision and requirements.
3. Developed Design & DA Documentation
Once you have signed off on the design, we progress to Development Application (DA) level documentation. This documentation focuses primarily on the building's external form, including external wall finishes, window and door locations and sizes, and roof forms. While keeping in mind the overall design intentions for the interior, more detailed design and selections will be addressed in later stages.
During the development assessment process, your local council will review the development against planning regulations, assessing how the building integrates within the streetscape, its impact on neighbouring properties, and any social implications of the development. Additionally, they will consider practical details such as the location of clotheslines, bin storage, and adequate private outdoor areas and landscaping. For specific requirements, you can refer to the Development Control Plan (DCP) for your local council, and the Local Environmental Plan (LEP) published by the NSW Government.
Pre DA (optional)
Depending on the complexity of the project, Pre Development Application meeting with your local council planners may be advisable. Especially in instances where the project is exceeding the development controls, discussing design intentions for the project with the planners may result in a smoother DA process.
4. Consultant Engagement & Coordination
Most projects require the involvement of at least one or two consultants to assist in the documentation process, with additional consultants needed based on specific site controls. We will guide you on the necessary consultants for your project. These consultants can include:
a surveyor
building sustainability assessment consultant
civil engineers
Additional consultants may be required to address specific site-based controls to ensure compliance with council and planning regulations. These can include:
a landscape designer or architect
a bushfire consultant
a heritage consultant or architect
arborist
We collaborate closely with consultants to ensure we achieve the best possible outcome for your vision. Following this, we meticulously coordinate and finalise all necessary documentation for the project, ensuring everything is prepared and in order for the Development Application (DA) submission.
5. Development Application
Each council is unique, with specific requirements and procedures for development application submissions. Your local council will typically provide a detailed list of documents needed for your development application to be accepted. In addition to architectural plans, this can include site surveys, BASIX certificates, approvals from mines and water authorities, and project cost estimates.
In New South Wales (NSW), development applications are submitted online through the NSW Planning Portal. To ensure this process is as smooth as possible, we can handle the submission on your behalf, taking care of all the necessary documentation and formalities. Additionally, we manage all subsequent correspondence and requests for information that may arise during the approval process, streamlining your experience and facilitating efficient communication with the council.
6. Construction Certificate Documentation
Upon approval of the development application, we can assist you in obtaining the necessary Construction Certificate to commence construction. In some cases, additional documentation may be required to complete the information scope for construction. This can involve refining construction documentation, coordinating with additional consultants, and obtaining approval for construction works on council and water authority assets.
Interior Design (optional)
Our team offers a comprehensive interior design service to transform your space into a vision of beauty. We provide detailed interior selections and documentation to ensure every aspect of your project reflects your unique vision.
Tender Package (optional)
Our tender package provides all the necessary documentation for a clear and competitive contractor selection process. It includes detailed drawings, specifications, and schedules, ensuring contractors submit accurate bids. By outlining the scope of work and evaluation criteria, the package helps you assess contractors efficiently, reducing the risk of delays or cost variations.
7. Construction Documentation
When the Construction Certificate is obtained, building can commence on site. However, we offer additional support to ensure a seamless construction process. Our team provides comprehensive construction documentation, covering construction detailing and interior specifications, including material and design selections, ensuring every element of your project aligns with your vision. We can also assist with the tender process, guiding you through the complexities of selecting the right contractor to bring your project to life..
8. Construction
We've now reached the construction phase. To support you through this stage, we offer a range of construction services. Prior to the commencement of construction, we can provide contract administration services to manage the agreement between you and your chosen contractor, ensuring all parties are aligned and informed. As your advocate on site, we can serve as the superintendent, overseeing the construction process, from beginning to end, to safeguard your interests and ensure the project progresses smoothly. This includes regular site visits, progress reviews, and quality assurance checks, ensuring the build adheres to both the design intent and industry standards. We coordinate with the contractor to resolve any issues that may arise and ensure timelines are met.