So you’ve decided you want to build or renovate. You’ve
taken some time to look at options, think about what you want and is going to
work for your lifestyle, and you’ve engaged your architect. Now it’s at the
point of drawings being prepared for council, but what do these mean and how do
they shape the end result? Here’s some quick tips on how to interpret and
understand council drawings.
Knowing which drawings
are which
When your architect first presents the drawings for your
property, it can be overwhelming. There’s a lot of drawings and many clients
don’t understand what all of them are for. Here’s some of the standard drawings
that you can expect as part of the process:
· Location
plan: An area map, showing the project site. This would usually be a photo
downloaded from Google Earth.
·
Survey:
Information about the site including whether its flat or sloped, existing
structures on the land, details of adjoining properties including position of
windows.
·
Site plan:
This is a drawing of your project
drawn to scale, showing how it will fit on the land. The site plan should
include all major construction and infrastructure, including decks, fences,
drains, retaining walls, walkways and driveways, pool and patios.
·
Demolition
plan: Showing any buildings or features that will be demolished prior to a
new development. It will detail any items – like trees – that are not to be
removed.
·
Existing
floor plans: These would be supplied for projects where an existing
building is to be renovated. This is usually clearer than demolition plans for
comparison with proposed works.
·
Floor
plans: These drawings show the layout of proposed rooms in the building. It
shows the position of all rooms; how big each room is; how many bedrooms,
bathrooms and other rooms; the location of doors and windows. This may include
sub-floor, ground floor and first floor drawings.
·
Elevations
and sections: This shows the exterior of your property, from the front,
rear and both sides. This drawing depicts the shape and style of the property;
whether it is single or multistorey; the roofing and building construction
materials; the location of access areas; any verandas; and so on.
·
Floor
Space Ratio and landscape ratio drawings: These drawings document the
proposed ratios as compared to the allowable ratios nominated by your Local
Government LEP and DCP.
·
Shadow
diagrams: These drawings indicate the shadows that will be cast by the
proposed new development or extension at nominated dates in the year and
nominated times on those days. This helps show the impact of the development of
adjacent properties.
What does this mean
for the end result?
It is important to determine exterior construction materials
at the initiation of the project, and also to be clear on the number and sizes
of the windows, as this forms part of the development application (DA) process.
Depending on any conditions attached to your DA consent, changes to the
construction materials and layout may mean going back to council for updated
permission (S96). So it’s important to assess the pros and cons of any
materials, how they suit your needs and any budget constraints, and to be sure
of your design before submitting the DA to council.
Typically, there is more flexibility for the internal
materials and finishes. These are not usually specified as part of the DA
process, but depending on the level of engagement with your architect, may be
detailed in separate drawings – for example, more detailed drawings of rooms
such as bathrooms, kitchens and laundries to confirm the height of wall tiles,
bulkheads and where equipment will be positioned.
What to do if you
don’t understand the drawings
Your first point of contact should be your architect. It’s
their job to explain the drawings and make sure you understand them. If
anything isn’t clear, you need to ask for clarification at any stage of the
project to minimise variations during construction.
