A Development Application often requires more than building design drawings. Depending on the project and property, specialist consultants may be needed to investigate site constraints, prepare technical reports and demonstrate that the proposal can operate safely and appropriately.
Not every project requires every consultant. Identifying the likely team during the feasibility stage helps owners understand the approval budget, avoid delays and coordinate the design correctly.
Registered surveyor
A detailed site survey is commonly required before design work begins. It may show:
- property boundaries and dimensions;
- site levels and contours;
- existing buildings and structures;
- neighbouring buildings;
- trees;
- easements;
- service information;
- kerbs, roads and access points; and
- features affecting setbacks and overshadowing.
The survey provides the accurate base information used by the designer and other consultants.
Town planner
A town planner may review the planning controls, advise on the approval strategy and prepare the Statement of Environmental Effects.
Planning assistance may be particularly useful when the proposal involves:
- variation to a development standard;
- departure from a development control;
- heritage or conservation issues;
- complex zoning;
- subdivision;
- multiple dwellings;
- commercial or mixed-use development; or
- a site with significant planning constraints.
The planner’s report explains the proposal, assesses relevant controls and addresses likely environmental impacts.
Stormwater or hydraulic engineer
A stormwater engineer may design how roof water and surface runoff will be collected, stored and discharged.
The design may include:
- gutters and downpipes;
- pits and pipes;
- rainwater tanks;
- onsite detention;
- absorption systems;
- overland-flow paths;
- driveway drainage; and
- connection to the lawful point of discharge.
Stormwater requirements can affect floor levels, landscaping, driveways and the building footprint, so early coordination is important.
Structural engineer
A structural engineer designs or assesses structural elements such as:
- footings and slabs;
- retaining walls;
- beams and columns;
- load-bearing walls;
- roof framing;
- suspended floors;
- excavation support; and
- alterations to existing structures.
Detailed structural documentation is often prepared after planning approval, but early advice may be needed where the design involves large spans, steep land, major excavation or work to an existing building.
BASIX and NatHERS assessor
Residential projects may require energy and water-efficiency documentation. The assessor reviews matters including:
- building orientation;
- insulation;
- window size and glazing;
- shading;
- ventilation;
- hot-water systems;
- water fixtures;
- rainwater use; and
- heating and cooling systems.
The design drawings must be coordinated with the commitments shown in the final certificates.
Geotechnical engineer
A geotechnical investigation may assess soil conditions, site classification, groundwater, slope stability and excavation risks.
The findings can assist the structural engineer and may influence footing design, retaining walls, drainage and construction methods.
Arborist
An arborist may be needed where trees are located on or near the property.
The arborist can identify:
- tree species and condition;
- tree-protection zones;
- structural root zones;
- retention value;
- construction impacts;
- pruning requirements; and
- recommended protection measures.
The building footprint, excavation, driveway and service routes should be coordinated with retained trees.
Bushfire consultant
Development on bushfire-prone land may require a bushfire assessment. The consultant may consider:
- vegetation type;
- slope;
- separation distances;
- bushfire attack level;
- access;
- water supply;
- landscaping; and
- construction requirements.
Bushfire requirements can significantly affect building location, materials, windows, doors and roof construction.
Flood consultant
A flood or hydraulic consultant may assess:
- flood levels;
- overland flow;
- minimum floor levels;
- evacuation;
- flood storage;
- flow impacts;
- building materials; and
- risk to occupants and neighbouring properties.
Flood advice should be obtained early because it may affect the ground-floor layout, access and approval pathway.
Acoustic consultant
An acoustic assessment may be required for properties affected by aircraft, road, rail or industrial noise, or for developments that may generate noise.
The report may recommend glazing, wall and roof construction, ventilation measures, equipment locations and operating controls.
Traffic and parking consultant
A traffic consultant may be required for larger residential developments, childcare centres, boarding houses, commercial premises, warehouses or other projects affecting vehicle movements.
The assessment may address:
- parking demand;
- driveway design;
- vehicle turning;
- service vehicles;
- traffic generation;
- pedestrian safety; and
- street impacts.
Waste-management consultant
A waste-management plan may explain how demolition, construction and operational waste will be stored, separated, transported and recycled.
Larger developments may require detailed bin-storage, collection and vehicle-access arrangements.
Contamination consultant
Properties with previous industrial, commercial or potentially contaminating uses may require a preliminary site investigation and, where necessary, further testing or remediation advice.
Ecologist
An ecological or biodiversity assessment may be needed where the property contains native vegetation, habitat, waterways or mapped environmental constraints.
The assessment may influence tree removal, building location, asset-protection zones, stormwater design and construction controls.
Heritage consultant
A heritage consultant may be required when the property is heritage-listed, located in a conservation area or close to an important heritage item.
The consultant can assess the significance of the place and explain how the proposed work responds to its character and retained elements.
Landscape designer
Landscape documentation may be required to coordinate:
- deep-soil zones;
- tree planting;
- private open space;
- screening;
- stormwater measures;
- retaining walls;
- accessible paths; and
- communal areas.
Access consultant
Commercial, multi-residential and community projects may require access advice addressing entrances, paths of travel, ramps, sanitary facilities, parking and other accessibility requirements.
Building-code and fire consultant
More complex residential and commercial developments may require specialist advice on building classification, fire safety, exits, separation, accessibility and other technical requirements.
Who coordinates the consultant team?
The building designer should coordinate consultant information with the drawings. This helps identify conflicts between the building, structure, stormwater, landscaping, trees, services and approval requirements.
Good coordination is not simply collecting separate reports. The recommendations must be incorporated consistently into the project documentation.
When should consultants be engaged?
Some consultants should be involved before or during concept design, particularly when their advice may change the building footprint, levels or approval pathway.
Others may be engaged after the concept has been developed. The correct sequence depends on the site and project.
Start with feasibility
An early feasibility assessment can identify likely consultants, reports and approval costs before significant design work is completed.
iRoom Design provides feasibility assessments, building design, DA documentation, NSW Planning Portal support and consultant coordination across Sydney and throughout NSW.
Planning a Development Application? Request an initial consultation with iRoom Design.