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Council Submission & DA Process

A General Council Process with Rapid Plans.

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Before any construction in Sydney, you must start with a design idea and develop professionally drawn plans for submission to an Approval Authority (Council or Certifier). For additions or renovations to your current residence, an unrefined sketch is unsuitable. You will need to hire a skilled designer or draftsperson to get the task performed correctly.

Before you commence any construction work, securing an approval form from the local city council is required. When submitting a building or development approval, professionally drawn plans will be necessary for consent, and for your builder or contractors to follow. Professional drafters create and draw plans for homeowners that are legible and concise.

A designer will interpret your design from your brief that best suits your needs and is a process that will work from the exterior to the interior of the plan. The role of the designer is to balance shape, style, materials, resources, brief and environment.

When you choose Rapid Plans for your project, you will have a qualified building designer, architectural draftsperson, and a licensed builder with a combined experience of more than 20 years.

A building consent is the foundation document for any substantial building project

Council Submission

The Process for Council Submission following Initial Consultation with Rapid Plans.

Do you need a Development Application (DA) or Complying Development Certificate (CDC)? Several factors for the chosen certification include boundary setbacks, lot size and type of street frontage. Generally, simple new builds and renovations to existing properties tend to comply with CDC codes, while a challenging site and ambitious build will likely require a DA from your local Sydney council.

Initial enquiries are made with the local council, and a preliminary selection of materials and finishes will be made when a design has been discussed. A site visit will be made to assess any constraints, and associated online information is gained. Climate responsive design and site-specific variables, orientation, fresh breeze access, solar access, views, overshadowing by landforms, trees and buildings (site survey), slope (site survey)soil type (geotechnical report), bushfires risks, stormwater drainage, access and transport, services are examples of the information required.

Preparation of a Draft Plan is made following on-site measurements to create final house plans. The plans are the initial stage for your home design process for home additions, renovations and extensions, and comprise of the existing site and drainage plans, floor plans, elevations, foundation and a roof plan.

A draft plan is a must for existing homes. Information in the plans must be project specific, that include working drawings, engineering design and certification. A development control plan (DCP) provides detailed planning and design guidelines that are discussed and observed on the planning control map.

Concept plans are prepared following the initial concept meeting.

The client’s plans and designs are drawn effectively and efficiently by communicating your design ideas onto paper to give you the best outcome. Examples of these plans can include landscape plans, shadow diagrams, 3D modelling, design and construction details.

Council Controls are checked for compliance.

All required plans and documents for local council applications, including BASIX, Statements of environmental effects, Building specifications and other associated forms and documents are arranged.

Finalised concept plans are approved after any changes made by the client before submission to the council on behalf of the client.

If a straightforward plan is submitted, very often one set of plans can address both planning and construction detailing. For more complex designs, separate submissions can be made. A statement of environmental impact is often required at the planning approval stage.

Council submission plans are prepared to lodge with the local council.

The draftsperson checks all controls meet the development standards set out in the legislation for council. The decision-making process about development on the Northern Beaches is dependent on the state and local planning legislation, strategies, controls and policies designed to address a variety of specific planning issues. There are several different rules and regulations, depending on where you live and where you want to build. There are also multiple maps, plans and policies designed to address specific issues like medium density housing in our shopping centres, heritage and hazard affected areas.

Rapid plans will prepare council supporting documents before submission to the local council.

The Northern Beaches Council has rules to keep beaches and people safe. Applications and forms for permits and certificates are developed before compiling for submission.

Plans are submitted along with all documents to the council. Rapid plans will ensure that all relevant requirements and development standards are met. We will ensure that your outcome is reached smoothly.

Rapid Plans cater for a wide range of developments and application types. Whether a small or large project, we are committed to ensuring that your results are achieved as planned and with cost-efficiency.

Council Submission

  • Sectional Plans
  • Specifications
  • Landscape Plans
  • Electrical Drawings
  • Consultant Liaison
  • BushFire, Flood, Heritage, Geotechnical Reports
  • Basix Certificates
  • Engineering Documentation
  • Projected Building Costs Estimates
  • Build Tendering
  • Project Management
  • Preparation of Submission Plans
  • Notification Plans
  • Waste Management Plans
  • Sediment and Erosion Control Plans
  • Floor Plans
  • Elevation Plans

(02) 9905 5000