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Building Design for the Residential, Commercial and Corporate Markets

If your building development project requires a licensed and registered building practitioner to complete drawings and engineering plans for a building permit, we can provide you with all these services in-house. By engaging with CS Town Planning, you will have the benefit of a team with the background and experience required to provide complete construction documentation for a large volume of buildings of different types.

Building Design Documentation Expertise

Our building design team are experts in their field and can provide the following types of documentation:

  • Residential construction documentation;
  • Commercial construction documentation;
  • Fit out and signage construction documentation;

By providing professional town planning, building design and engineering services, our clients benefit from the value of having a complete professional team working on their development projects. Our service involves completing all the necessary building design documentation required to get your building permit approved from your local council appointed building surveyor. 

The Building Design Process

Subject to the complexity of a typical client’s needs, our building design journey is a four-stage process consisting of twelve steps - viewable by clicking the link below.  

Click below to learn more or enquire with our team of experts today to discuss your building design needs.

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Wolai Avenue

The design for this project was commenced in March 2016 and initial consultation begun with Glen Eira Council at the same time. The planning application was lodged to council in July 2016 and ultimately approved by Council on the 15th December 2016. However as part of Glen Eira’s ‘minimal change’ area policy that affects this subdivisions in this part of Bentleigh east the council listed a number of unreasonable changes to the development as a condition on the approval. These included a reduction in the upper floors and deletion of all first floor balconies. CS lodged an appeal against these conditions at VCAT and on the 16th May 2017 the tribunal deleted all conditions requiring deletion of balconies and reduction of the upper floor. The key reasons that VCAT agreed to delete the conditions were because the balconies faced the street and not the neighbouring properties and also this was an area of east Bentleigh where the neighbourhood character was one of large modern style dwellings. Following the successful appeal, demolition of the existing home on the site was completed in January 2018 with construction beginning the following month. The project was completed in October 2018.

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Before
Wolai Ave, Bentleigh East Wolai Ave, Bentleigh East
AFTER
Wolai Ave, Bentleigh East Wolai Ave, Bentleigh East Wolai Ave, Bentleigh East
Cannes Ave

This beachside duplex development was designed fully by the CS team and the planning team ran the planning application through Council. It was lodged to Kingston City Council for approval in August 2016 and the permit was issued by Council in November 2016. This was an investment project for our client but despite not being for his own use a strong emphasis was placed on designing a development fit for modern families. The CS design team are very experienced in designing family homes for modern use so the team incorporated a huge 165 square metre living/kitchen area for each home which flowed to a 20 square metre large alfresco at the rear of the house. Through careful design and engineering the team were able to achieve a consistent finish floor height between the alfresco and living area. This was critical to ensure the ‘flow’ between the two areas was not interrupted.  Each home also has a large 3.5 square metre walk in butler’s pantry, with a separate retreat at ground floor or first floor that allows adults to relax in a separate section of the house to where the kids might be. Construction commenced on the development in mid 2017 and concluded in February 2018.

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AFTER
Cannes Ave, Bonbeach
Hotham Road

This three unit development is a contemporary design with strong architectural features. Each house is three bedroom with three bathrooms. The contemporary design features from outside are echoed throughout the interior of the building. The roof form was inspired by a church design with a large open window surrounded by a concrete framing. The garages for two of the houses were cleverly designed to sit at the rear of the site allowing the designers to provide a large opening and window at the ground floor for one of the houses that echoes the presentation of the first floor window of its neighbour. The colours and materials are sharp in contrast making this development a proud building in the neighbourhood. The site sits on a quiet suburban street with most of its neighbours being of older housing stock. This development was a bold design statement for the street and this was welcomed by Council.

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AFTER
Hotham Road, NiddrieHotham Road, NiddrieHotham Road, NiddrieHotham Road, Niddrie
Glen Park Road

This was an architecturally designed second dwelling on a large property that was heavily treed with a steep slope in the City of Nillumbik. Our client was an owner occupier with a strong emphasis on design and a functional layout that took full advantage of the fantastic vista of views that surrounded the site. The development essentially ‘floats’ over the existing home on the property and was constructed over an existing building that sat in this section of the site. The existing building was retro fitted into the design to become an under croft garage for the client that spans the entire width and length of the house. This large storage area has space for up to four cars and was essential for the client. In the living area the large balcony flows through to the main living area. The glazing has been maximised in the home to take advantage of the views on offer and timber slats have been used as the finished material on the outside of the building to ensure this contemporary design sits in harmony with its treed settings.

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AFTER
Glen Park Road, Eltham NorthGlen Park Road, Eltham NorthGlen Park Road, Eltham North
Maroondah Highway

This was a challenging building design brief of achieving two additional houses and retaining the existing home on this large block in the outer eastern suburbs. Although the property was large the block was irregularly shaped with a curved frontage and tapered towards the rear. The development was for a single storey home with three bedrooms, an open plan kitchen/meals area with a separate rumpus room, a separate study room and a formal lounge room at the front of the home. The double storey home consisted of three bedrooms, the master having a walk in robe and en suite. There is an upstairs and downstairs bathroom and a separate lounge room from the open plan meals and family area at ground floor. The curved frontage meant the designers had to be creative with the internal spaces to achieve two bathrooms and three bedrooms with a WIR and en suite for the master. The irregular shape of the block also threw up some challenges for the builder on site but the development was finished within budget in early 2018.

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AFTER
Maroondah Highway, Chirnside ParkPrimaryMaroondah Highway, Chirnside ParkPrimaryMaroondah Highway, Chirnside ParkPrimary
467 Springvale Road
Monash CITY Council

This side by side subdivision in the city of Monash was approved by council in November 2014, construction commenced in March 2016 and the development was completed in February 2017. The subdivision includes two four bedroom dwellings plus study. The development includes two car parking spaces on site per house. The site was approximately 19 metres wide and 35 metres deep.

Monash City Council have an explicit local planning policy that discourages more than one crossover per site. This was the largest obstacle to this project however based on other examples of double crossovers in the street and the wide frontage of the site the CS team were able to successfully convince Monash Councils planning department that the double crossover arrangement was the best development outcome for the site in this context. As of July 2017 this local policy of discouraging double crossovers to sites still exists in Monash Council but if your property has a wide frontage and there are a number of examples of double crossovers to sites in your immediate area then Monash Council may accept a proposal for double crossovers.

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Before
Subdivision Plan Glen Waverley
AFTER
Subdivision Plan Glen Waverley

“This firm had warned me about Monash City Councils opposition to double crossovers from the outset, but they diligently and professionally got ahead of this issue in a preapplication meeting with Monash City Council before council had an opportunity to raise it. It was a great coup by the CS team and I am thrilled with the result”

- Som J – Glen Waverley, Melbourne.
1 Debbie Street
Monash City Council

This side by side development in the city of Monash was approved in September 2015, construction commenced in March 2017 and it will be completed in August 2017. The subdivision includes two four bedroom homes with two car parks per house. The design includes a walk in robe and ensuite for the master bedroom, a kitchen pantry and an upstairs retreat. This subdivision proposal was rejected by Monash City Council on account of the size of the houses and the double crossover arrangement. Councils position was that the development would be at odds with the existing character of the street and that the double crossover arrangement was contrary to councils local planning policy. The CS team took the Councils refusal to VCAT because there was an emerging presence of ‘knock down rebuild’ projects in this section of Mount Waverley and the newer houses were of much larger proportions than the homes constructed in the 1950’s and 1960’s in the area. There were also a number of double crossovers in the street and the proposed double crossover to this site did not require the removal of any council street trees. This aspect of the development was viewed favourably by VCAT who overturned councils refusal and order that a permit be issued. The original planning application was lodged to Council in September 2014, it was officially refused and appealed to VCAT in February 2015. The VCAT hearing was held in August 2015 and the permit officially issued in September 2015. If you are planning a subdivision and you feel a VCAT case may be required you should allow a similar timeframe to this to get through the process.

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Before
debbie_st_mt_waverley_-_before_0
AFTER
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“It is with pleasure and gratitude that I share my comments on my experience with CS Town Planning Services in my application to Monash City Council. The experience at each stage of the application was superior including the development of plans and helpful insights on preparation of plans. I would not hesitate to recommend CS Town Planning Services to colleagues and friends."

- M. Perera - Mount Waverley, Melbourne.
16 Fulton Crescent
City of Whitehorse

This proposal of three double storey townhouses was approved by Whitehorse City Council in August 2013 with construction completed in July 2017. Each house was three bedroomed with walk in ensuites and a double garage per dwelling. The application received a number of objections from the neighbours largely relating to car parking, neighbourhood character and increased density issues. The CS team had to meet with the objectors at a meeting organised by council to discuss the issues and attempt to resolve some of the concerns. As with most planning applications we could not agree to all of the requests put forward by the neighbours but we were able to work with the Whitehorse council planning team to provide a development outcome that was acceptable to the neighbours and thus avoid a lengthy VCAT delay.  

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Before
fulton_crescent_burwood_-_before_0
AFTER
fulton_crescent_burwood_-_after_back_1fulton_crescent_burwood_-_after_front_1

“CS Town Planning Services provided an excellent architectural design for four townhouses, which maximised the sale price of our block by $300,000 more than our real estate agent was expecting. The result was very pleasing and the experience of working with the staff at CS Town Planning was rewarding. The staff were easy to work with and competently negotiated with Whitehorse City Council on our behalf. I would have no hesitation in recommending CS Town Planning Services."

- A. Case - Burwood, Melbourne.
26 Perth Street
City of Whitehorse

This corner site was approved for a second dwelling to the rear of the existing dwelling in May 2014 by Whitehorse City Council. The construction of the project commenced in May 2015 and was completed in September 2015. To complete the subdivision the owner was required to install an underground electricity supply at the front of the newly created block. The new site was on the left side of Aberdeen Road but unfortunately the existing electricity supply runs on the right hand side of Aberdeen Road. This meant that a one metre wide trench needed to be dug in Aberdeen Road to run electricity to the newly created block. This cost our client $3,457, which was paid directly to SP ausnet (the electricity supplier) who undertook the works. The property sold for in excess of $800,000 in late 2014 so it was a very profitable venture for our client. It is important to remember that as part of subdivision connection of sewer, water and electricity of the newly created block of land remains the responsibility of the owner completing the subdivision. The costs of these connections are fixed but can vary if circumstances such as those that arose on this site also apply to your property.  

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Before
Before - Subdivide Land Blackburn
AFTER
After - Subdivide Land Blackburn

 “What a pleasure and we were really ecstatic with the sale price. A job well done and we will move onto the next one with CS.”

- Adrian J - Blackburn, Melbourne.
6 Stokes Street
Banyule City Council

This backyard two storey house was approved in October 2013 by Banyule City Council with construction commencing in December 2016 and concluding in July 2017. Retaining an existing house and constructing one house at the back is often the most profitable type of subdivision as owner occupiers can keep living in the existing home or renting it while the subdivision occurs. The most challenge aspect of this type of subdivision is usually providing a car parking garage for the existing house. Most councils, including the city of Banyule will not support car parking structures being constructed in front of the existing house. This is often a pitfall for these types of subdivisions so it is vital to ensure you have space in the rear yard to provide a garage for the existing house as well as a garage for the new house. Our experts can quickly calculate the area available in your yard and whether there is sufficient room for a garage so call us today to confirm before going any further.

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Before
Before - Subdivision RosannaFront - Before - Subdivision Rosanna
AFTER
After - Subdivision Rosannastokes_st_rosanna_-_after_front_1

“My husband and I work full time so we were concerned about the time required to complete this project. There has been a few issues along the way and a few costs have come in more than expected with the connection of sewer to the property but we were delighted with the communication and management skills of the CS team to help us understand these issues when they arose. They provide everything you could hope for in a consulting services organisation.”

- Cassandra M – Rosanna, Melbourne.
17 Avoca Street
Banyule City Council

This development involved demolition of the existing home and construction of two double storey dwellings on the property. It was approved by Banyule City Council in January 2014, construction commenced in September 2015 and the development was finished in September 2016. Banyule city council have very robust planning regulations relating to trees and there were significant trees on this site and the neighbouring properties that needed to be retained as part of the development. The CS team worked diligently with an appointed arborist to design a proposal that would not impact the significant trees during construction. There was a large tree on the neighbouring property that required a large no construction zone around it which meant the design had to include a bigger back yard for the front dwelling than would typically be required. Retention of trees is a significant issue for councils, especially Banyule and Nillumbik Councils. If you are completing a subdivision in where there a number of trees involved we will recommend a reputable arborist to be involved in the application so that we can be sure of Council support. 

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Before
Before - Property Subdivision Heidelberg
AFTER
After - Property Subdivision HeidelbergFront - After - Property Subdivision Heidelberg

“We had a large property and were only seeking two houses so we thought we would have a simple approval! Thank god we had the CS team in our corner to navigate the tree protection issues in the city of Banyule. Without their consul we may still be working on this project.”

- Johannes S – Heidelberg, Melbourne.
1 Cornell Street
City of Boroondara

This side by side subdivision was approved in October 2012, commenced construction in February 2015 and was completed in March 2016. The development included a basement car park, elevator and contemporary design. Boroondara City council supported the application and issued an approval but unfortunately a neighbouring objector took the approval to VCAT to seek a reversal of the approval. This caused a nine month delay in a start to construction but unfortunately any objector to a development has appeal rights at VCAT even if council support the development. Even if the development is also approved by VCAT there is very limited circumstances by which developers can pursue costs associated with the delay from the objectors. This is one of the unknown factors that can delay a project so it is in your interests to maintain open dialogue with your neighbours if you do wish to subdivide.

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Before
Land Subdivision Camberwell_Before
AFTER
Land Subdivision Camberwell

“Our project was supported by Council so the objector had little hope at VCAT. Thanks to CS for ensuring the Boroondara Council sided with us at VCAT and not our neighbour.”

- Grahame J – Camberwell, Melbourne.
13 – 15 Murray Road
Glen Eira City Council

This development was across two sites and involved the removal of two houses, the retention of one house and the construction of three new double storey houses. The development was approved in October 2014 by Glen Eira City Council, construction commenced in September 2015 and concluded in August 2016. This development created four lots in total and because of this a one off financial contribution had to be made to Glen Eira City Council. This contribution was 5% of the total land value before the development commenced. This requirement for a financial contribution applies to all subdivisions in all councils in Victoria where three or more lots are created. Subdivisions that create two lots are exempt from this requirement. The rationale behind the contribution is to ensure council have enough resources to upgrade community infrastructure as demand on that infrastructure increases. As a developer who increases the number of houses in the community through subdivision you must contribute to that cost by way of the contribution.

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Before
Before - Property Subdivision Ormond
AFTER
After - Property Subdivision OrmondFront - After - Property Subdivision Ormond

“I wanted to thank you for all your help and the hard work you have put into getting my development approved by Council. It’s not easy to get council approval for townhouses in the neighbourhood residential zone, if it wasn’t for your knowledge and efficiency I do not believe it would have been approved. I look forward to the next development.”

- R. Krishnaswamy - Ormond, Melbourne.
10 Gowrie Street
Glen Eira City Council

This side by side development in the city of Glen Eira is typically the councils preferred subdivision layout. Glen Eira council have a local policy that discourages the construction of double storey dwellings in the rear of sites so they prefer this arrangement of development. The development was approved in June 2014, construction commenced in December 2014 and the development was completed in September 2015. We recommend applying for a side by side subdivision in the city of Glen Eira unless your block is deep and too narrow to build houses in a side by side arrangement. 

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AFTER
After - Subdivision Permit Bentleigh

“What a simple and easy company to deal with. They tell what the rules are, what their experience is on an issue and follow your instruction. Easy. Will certainly be back to them”

- Ashley O’B. – Bentleigh, Melbourne.