Homeowners often ask for 'council plans' as though there is one universal drawing set. In reality, the drawings needed to design the project, obtain development approval, obtain a building permit and actually construct the work are related - but they are not always the same thing.
Understanding those stages is important when comparing quotes. A proposal for concept or development-approval drawings is not automatically a complete building-permit or construction-documentation service.
1. Concept design drawings
Concept drawings are used to test the design before significant effort is spent on detailed technical documentation.
For a residential project they may include a site layout, floor plans, key elevations, basic sections or 3D views. Their purpose is to resolve room sizes, circulation, orientation, external form, parking and the overall relationship between the project and the site.
Concept drawings are usually not sufficient by themselves for a building permit or construction.
2. Development approval / planning drawings
Where a development application is required, the local government needs enough information to assess the proposal against the planning scheme, R-Codes and relevant local policies.
A typical residential planning set may include:
- site plan with boundaries, dimensions, setbacks, existing and proposed buildings and site information;
- floor plans showing the proposed layout and relationship to existing work;
- external elevations with wall and roof heights, materials and openings;
- sections where levels, building height or site relationships need clarification;
- existing and proposed site levels;
- site area, site cover, open-space and other R-Code calculations as relevant;
- car parking, access and crossover information;
- outdoor living, landscaping and tree information where applicable;
- privacy, overlooking or screening information;
- shadow / overshadowing diagrams where required; and
- written planning justification where the proposal relies on design principles rather than deemed-to-comply provisions.
The exact list varies by council, project type and site. A simple compliant addition may need much less information than a two-storey proposal seeking planning variations.
3. Building permit drawings
The building permit stage shifts the focus from planning to building-standard compliance and construction information.
WA local-government checklists for Class 1 residential work commonly require plans such as a site plan, detailed floor plans, elevations and sections, together with technical information and consultant documentation.
Typical architectural documentation can include:
- dimensioned site plan;
- dimensioned floor plans;
- all relevant elevations;
- building sections;
- floor levels and ground levels;
- roof form and construction information;
- wall construction and material notes;
- window and door sizes / schedules where required;
- wet-area and other construction details where relevant;
- stormwater / drainage information appropriate to the project;
- specifications and construction notes; and
- references to the structural and energy documentation forming part of the approval set.
4. Consultant documentation
The architectural drawings are only one part of a complete permit package.
| Consultant / document | Why it may be needed |
|---|---|
| Structural engineer | Footings, slabs, beams, lintels, roof framing, retaining or other structural design and certification. |
| Energy assessor | Demonstrates compliance with applicable residential energy-efficiency requirements. |
| Building surveyor / certifier | For a certified BA1 application, reviews the complete design and issues the Certificate of Design Compliance. |
| Licensed land surveyor | May provide the feature / contour survey and accurate property information needed to prepare the plans. |
| BAL assessor | Required where bushfire planning or building requirements apply. |
| Other specialists | Depending on the site: geotechnical, civil, acoustic, fire, arborist, heritage, wastewater or other advice may be required. |
5. Building permit application documents
A building permit application also involves the statutory application form, owner and builder information, fees and the other prescribed documents applicable to the project.
For a certified BA1 application, the Certificate of Design Compliance prepared by a registered building surveyor accompanies the application. For Class 1 and Class 10 work, an uncertified BA2 pathway may also be available, with the permit authority arranging the compliance assessment.
Planning drawings are not always construction drawings
This is where homeowners can get caught out when comparing design quotes.
A development approval drawing set is primarily prepared so a planning officer can assess the proposal. It does not necessarily contain enough information for an engineer, building surveyor, builder or trades to construct the project without further documentation.
Likewise, a relatively lean building-permit set can sometimes achieve approval while leaving a builder to make more assumptions when pricing or constructing the work.
What does a more complete construction set add?
Depending on the project, a more developed construction set can add information such as:
- detailed internal dimensions;
- door and window schedules;
- wet-area details;
- ceiling and bulkhead information;
- external material and finish notes;
- wall types;
- key junction details;
- electrical or reflected ceiling layouts where included;
- joinery or cabinetry information where included; and
- clear coordination between architectural, structural and energy documentation.
The appropriate level of detail depends on the project and procurement method. A small fence or patio does not need the same documentation as a custom home or major extension.
What should I look for in a design quote?
- Does the quote include concept design only, development approval, or full working drawings?
- Is council submission included?
- Are normal council-requested drawing changes included?
- Is engineering coordination included?
- Is energy assessment coordination included?
- Is certification / building surveyor coordination included?
- Are consultant fees separate?
- How many design revisions are included?
- Is a site measure required?
- Will the final documents be suitable for builder pricing and construction, or only approval?
Quick questions
Are development-approval drawings enough for a building permit?
Not necessarily. Planning drawings focus on planning assessment. Building-permit documentation needs the additional technical information and consultant material required to demonstrate building-standard compliance.
Are building-permit drawings enough for a builder?
Sometimes, but a more complete construction set can reduce assumptions and improve pricing and construction clarity. The right documentation level depends on the project and procurement method.
Do I always need an engineer and energy assessor?
Not every project requires the same consultants. The consultant team should be confirmed for the actual scope, structure and applicable building requirements.
How Shoreline Design approaches documentation
Shoreline Design structures residential projects around the actual stages needed to move from an idea to an approvable and buildable design.
Depending on the agreed scope, that can include concept design, planning drawings, council submission, working drawings, consultant coordination and normal drawing amendments requested during authority assessment. Consultant invoices and statutory fees are identified separately so clients can see what Shoreline is responsible for and what is being provided by independent specialists.
The aim is to avoid the client reaching the end of a drawing stage and unexpectedly discovering that major parts of the approval process were never included in the original quote.
This article is general information for Perth property owners. Planning rules, fees and costs change, and every property is different, so check the requirements for your own property before you act on it.