Understanding the Building Design Process: From Concept to Building Consent
- revellmcmahon
- Mar 11
- 5 min read
Bear with me on this one....there's a lot to digest. Get a hot drink, sit down and relax and I'll take you on a journey through the design process.
When it comes to building or renovating a property in Victoria (or any state), one of the most important steps in the process is obtaining building consent. Before a construction project can begin, whether it’s a residential home, commercial building, or public space, the building design process must be carefully planned, evaluated, and approved by local authorities (planning & BC review) or an Independant Certifier (BC Review) registered in the state you are working.
This process ensures that all building projects meet safety standards, environmental requirements, and community expectations.
In this blog post, I will walk you through the building design process in Victoria and the key steps involved in obtaining building consent, from initial concept design to final approval.
All other states have the same general process, but it is important to check with a licensed professional in your state as there may be specific requirements in your area. For expedience, I am going to assume you like me and we have a contract in place. It will either be prior to your initial consultation or after that consultation. We will also assume a full service agreement as part of this process outlined below.
1. Initial Consultation and Briefing
The first step in any building design process is to meet with the Building Designer. During this phase, as Designer, I would chat with you about your project vision, budget, needs & wants, and desired outcomes.
This consultation may include:
Understanding the intended use of the building (residential, renovation or extension, etc.).
Reviewing site conditions, such as land size, shape, and zoning\easements.
Identifying any special requirements or constraints (accessibility, energy efficiency, sustainability).
Discussing the project timeline and budget.
Assessing your title for any "hairy items".
At this stage, we will begin to conceptualise ideas based on the brief and site analysis. The goal is to create a preliminary design that aligns with your objectives and complies with local regulations.
2. Concept Design
Initially, we will undertake a thorough Site analysis and Feasibility study. This will cover:
Value Assessment Check: This is ongoing throughout the project, but an initial check of how these factors described below might impact your budget. Is the budget realistic for the project or are there opportunities within the scope for extra value.
Topography: Identifying slopes, views, and natural features that may influence the design.
Site Access: Analyzing how vehicles and pedestrians will access the property.
Orientation: Considering the building’s orientation for optimal sunlight, ventilation, and energy efficiency.
Zoning and Planning Regulations: Reviewing local zoning laws, such as height restrictions, setback requirements, and land-use policies, to ensure the design complies with council regulations.
Once the site analysis is complete and all project requirements are clear, we will begin developing a concept design. This is a critical stage where the basic form, layout, and style of the building are conceptualised. The design may include:
Site plans: Illustrations of the building's placement on the site, including setbacks, boundaries, and access points.
Floor plans: Diagrams showing the layout of rooms, circulation paths, and spaces.
Elevations: Drawings showing the building’s exterior from all sides.
3D renderings: Visualisations of the building in its surrounding environment.
The concept design is then reviewed by the client, and adjustments are made as needed. It’s important that the design aligns with the client's vision while also complying with local planning and building codes.
If we are following the "ECI - Early Contractor Involvement" procurement method, this is when we would shortlist 2-3
3. Design Development and Documentation
After finalising the concept design, we'll move into the design development phase. This step involves refining the design and creating detailed plans. The design development stage includes:
Detailed floor plans: More precise room layouts with dimensions, door/window locations, and wall placements.
Materials and finishes: Selection of construction materials, cladding, roofing, and other finishes.
Structural and 3rd Party plans: Working drawings that show how the building will be constructed structurally and any home specific elements that need to be documented.
This stage is also when energy efficiency and sustainability features are integrated, such as passive design principles, solar panels, and water conservation strategies.
4. Preparing and Submitting for Building Consent
Obtaining building consent from your local council\building certifier is a vital part of the approval process. The building designer will work closely with the client to compile the necessary documents and plans for submission. Required documents typically include:
Building design drawings: Detailed design and construction plans.
Structural calculations: Evidence that the building will be structurally sound.
Energy efficiency assessments: Showing compliance with energy standards.
Land information: Site plans, zoning information, and topographical data.
The building designer submits the application to the relevant local council for review. The building consent application is assessed by the council’s building surveyor and planning officers to ensure that it complies with the Victorian Building Regulations and local zoning laws.
5. Consent Review and Approval
Once the application is submitted, the council\builder certifier will review the plans to ensure that all requirements are met. This includes:
Checking that the design complies with local planning and zoning laws.
Ensuring that the building is safe and meets construction standards.
Verifying that the proposed project does not negatively impact the environment or neighboring properties.
If the council has any concerns or requires modifications to the design, they may request amendments. This may involve minor changes to the design or additional documentation. Once the application passes the review, the council will issue a building permit, allowing the project to move forward.
6. Construction and Inspections
After building consent is granted, construction can begin. The building designer may continue to play a role in overseeing the project, ensuring that the work progresses according to the approved plans. To what extent this is required, depends on the project and the clients desire for supervision. This may include:
Site inspections: Monitoring construction quality and compliance with the design.
Liaison with contractors: Ensuring that contractors follow the design and address any issues that arise.
Compliance inspections: The local council may conduct inspections during construction to ensure that work is being completed in accordance with the approved plans.
8. Final Inspection and Completion
Once construction is completed, a final inspection will be carried out by the council’s building surveyor or building certifier to ensure that the building is safe and complies with the approved plans. If everything meets the necessary standards, a certificate of occupancy will be issued, signaling that the building is ready for use.
Conclusion
The building design process is a structured, multi-step procedure that requires careful planning, adherence to local regulations, and collaboration between the client, building designer, and local authorities\building certifier. By following each phase, from initial consultation through to obtaining building consent, property owners can ensure that their building projects proceed smoothly, meet safety standards, and enhance the community.
If you're embarking on a building project, it’s essential to work with a skilled building designer who understands local regulations and can guide you through the process to achieve the best results.
Signing off,
Revell
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