From House Drafting to Council Approval in Western Australia
Turning an idea for a home, renovation or extension into an approved project involves more than preparing a floor plan.
The design must respond to the site, planning requirements, the National Construction Code and any technical issues affecting the property. The drawings must also coordinate the information prepared by surveyors, engineers, energy assessors and other consultants.
In Western Australia, “council approval” may involve development approval, a building permit or both. These are separate processes and should not be treated as interchangeable.
Development approval vs building permit
Development approval considers whether the proposed use and development are acceptable under the relevant planning framework.
It can address matters such as:
- Land use
- Building setbacks
- Height
- Streetscape
- Site coverage
- Vehicle access
- Parking
- Privacy
- Overshadowing
- Heritage
- Local planning policies
A building permit considers whether the proposed building work has suitable documentation demonstrating compliance with applicable building requirements.
Some projects may not require development approval but still require a building permit. Others require development approval before the building permit can be issued.
The relevant local government or planning professional should confirm the pathway for the specific property.
Step 1: define the project brief
The drafting process should begin with a clear brief.
Consider:
- What you want to build or change
- How many rooms are required
- How the spaces should connect
- Accessibility requirements
- Preferred architectural character
- Sustainability priorities
- Expected construction budget
- Future household needs
- Intended project timeframe
A realistic brief helps prevent the design from expanding beyond the site constraints or available budget.
Step 2: collect the site information
Reliable site information is essential before detailed design begins.
Depending on the project, this may include:
- Feature and contour survey
- Certificate of title
- Deposited plan or strata plan
- Sewer information
- Easements and covenants
- Planning scheme information
- Bushfire-prone area mapping
- Heritage information
- Coastal or flood-related constraints
- Existing building drawings
- Site photographs
Designing from inaccurate boundary, level or building information can cause substantial rework later.
Step 3: review the planning requirements
Before developing the design, the project team should investigate the planning controls applying to the property.
For a residential project, these may include:
- Zoning
- Residential density coding
- Primary and secondary street setbacks
- Side and rear setbacks
- Building height
- Open-space requirements
- Outdoor living areas
- Parking
- Vehicle access
- Visual privacy
- Solar access
- Local development plans
- Structure plans
- Local planning policies
The requirements can vary between local governments and sometimes between different areas within the same municipality.
Step 4: prepare the concept design
The concept design establishes the main layout and form of the proposed building.
At this stage, the designer should consider:
- Orientation
- Room arrangement
- Circulation
- Natural light
- Cross-ventilation
- Views
- Privacy
- Outdoor areas
- Vehicle access
- Relationship with the existing building
- Approximate building size
- Planning constraints
Resolving these issues at concept stage is more efficient than changing a completed approval drawing package.
Step 5: develop the house drawings
Once the concept is accepted, the design can be developed into a coordinated drawing package.
Depending on the project, the drawings may include:
- Site plan
- Existing floor plan
- Demolition plan
- Proposed floor plans
- Roof plan
- Elevations
- Building sections
- Door and window schedules
- Area calculations
- Shadow diagrams
- Construction details
- Material and colour information
- Three-dimensional views
The exact documents required depend on the project and proposed approval pathway.
Step 6: coordinate the consultants
Most projects require information from other specialists.
These may include:
- Land surveyor
- Structural engineer
- Civil engineer
- Energy efficiency assessor
- Building surveyor
- Bushfire consultant
- Geotechnical consultant
- Hydraulic consultant
- Heritage consultant
- Planning consultant
Consultants should be engaged at the appropriate stage. Leaving technical assessments until the end can expose conflicts that require significant redesign.
Step 7: complete the NatHERS assessment
A NatHERS assessment may be used to demonstrate the thermal performance of a new home or relevant major renovation.
The assessor reviews the proposed construction, insulation, glazing, shading and other design characteristics. Any required specifications must then be coordinated with the architectural drawings.
NatHERS energy efficiency assessment.
Step 8: lodge the development application if required
Where development approval is required, the application is lodged with the relevant local government.
The local government may:
- Approve the application
- Approve it with conditions
- Request further information
- Require design changes
- Advertise the proposal
- Refuse the application
The timeframe depends on the proposal, completeness of the documentation, statutory process and whether public consultation or external referrals are required.
Approval should never be treated as guaranteed.
Step 9: prepare the building permit documentation
After planning matters have been resolved, the technical documents are finalised for the building permit application.
A WA building permit application may follow a certified or uncertified pathway.
A certified application includes a Certificate of Design Compliance prepared by a registered building surveyor before lodgement. An uncertified application is lodged without that certificate and is limited to eligible Class 1 and Class 10 buildings and incidental structures.
Your building surveyor or permit authority can confirm which pathway is available and appropriate.
Step 10: respond to information requests
The assessing authority or building surveyor may identify missing information or inconsistencies.
Common requests relate to:
- Dimensions
- Boundary setbacks
- Stormwater
- Structural information
- Energy efficiency
- Bushfire construction
- Material specifications
- Planning conditions
- Inconsistencies between consultant drawings
Prompt, coordinated responses help keep the application moving.
Common approval delays
Projects are commonly delayed by:
- Incomplete surveys
- Missing title information
- Plans that conflict with consultant documents
- Unresolved planning variations
- Late energy assessments
- Missing engineering details
- Changes after submission
- Incorrect application forms
- Assuming development approval and a building permit are the same
- Starting detailed drawings before confirming major site constraints
Professional house drafting support
Sustainaspace prepares residential drawings for new homes, renovations, extensions and property developments.
We can assist with concept plans, design development, approval drawings, consultant coordination and construction documentation.
professional house drafting services.
Start your house-drafting project
Send us your survey, existing plans, sketches or project brief. We will review the available information and recommend the next drafting stage.
Further reading: City of Perth building permit guidance. Requirements depend on the applicable NCC edition, local adoption and project scope. Confirm the pathway with your assessor and building surveyor.
More questions? Visit our energy assessment and drafting FAQs.
