FAQs

Feasibility Study or Concept: During this fixed-price service, we take the time to understand you, your site, your brief, and your aspirations. Exploring various design options, we create an initial concept for your consideration. Through an iterative process, we refine the concept and provide indicative costings. Should you decide to proceed, we offer a Fee Proposal for the continuation of the project.

Schematic Design: In this phase, we meticulously fine-tune the design to align with your budget through value engineering. Collaborating closely with you, we further develop the concept and prepare the necessary documents to seek permission from the Local Government Authority (Development Application, DA).

Design Development: Once we secure DA Approval, our focus shifts to the intricate details of the project. Working hand-in-hand with builders, engineers, and consultants, we create a comprehensive 3-dimensional model. Together, we finalize material selections, interior fittings, fixtures, as well as address heating, cooling, acoustics, and other essential design aspects.

Working Drawings: To ensure compliance with all regulatory requirements, we meticulously document all decisions in written and drawn formats. We incorporate input from specialist consultants, including engineers and energy efficiency assessors, to meet the necessary standards.

Pricing: Our team assists in identifying suitable builders and facilitates the tendering process. We provide valuable guidance in selecting a builder and also engage quantity surveyors when needed for additional pricing checks.

Contract Award: We prepare the essential contract documents for your chosen builder or formalize trade packages if you opt to manage the build as an Owner/Builder. Any design changes that are negotiated are smoothly incorporated into the contract.

Construction: As the project enters the construction phase, we update construction documents, liaise closely with the builder, and act as your on-site advocate. Throughout this stage, we address any issues that may arise, conduct inspections regularly, and coordinate independent building inspections. Additionally, we assume a project management role, certifying claims for payment, time extensions, and variations as needed.

At Arya Studio, we are dedicated to providing comprehensive architectural services, guiding you through each phase to achieve your dream residential project.

A Development Application (DA) is a formal request for conducting development, also referred to as planning approval. It is required for more complex developments that do not qualify for Exempt Development or Complying Development. Your local Council is the authority that issues this approval.

At Arya Studio, we specialize in providing comprehensive planning reports, known as statements of environmental effects, for DAs on a regularly. Our professional team is here to help you navigate the DA process and turn your dream project into a reality. Feel free to connect with us to discuss your project and learn more about our services.

At Arya Studio, we commonly work with two main types of clients:

Clients Unsure About Their Budget: This group of clients may not have a clear idea of their budget due to various factors, such as uncertainty about what’s feasible on their site, their specific needs and wants for their new home, and the regulatory requirements they need to meet. We understand the importance of addressing these uncertainties and can assist in determining the project’s brief, budget, and scope during our fixed-price Feasibility Study.

Clients with a Defined Budget: Some clients have a clear sense of their intended budget based on available finances or a fixed amount they’ve decided to invest in their project. Regardless of whether you have a specific budget in mind or need guidance to define one, our team can work with you to align our services with your key parameters. Our fixed-price Feasibility Study allows us to establish a solid foundation for the project, ensuring that we understand your goals and constraints to deliver the best possible outcomes.

At Arya Studio, our goal is to provide tailored architectural solutions that meet the unique requirements and preferences of each client, regardless of their budget or level of certainty at the beginning of the project.

Most architects operate on a percentage-based fee structure related to the total build cost. On average, architectural fees can amount to around 6-8% of the total build cost for floor plans or 8-15% for an architect’s full service.

Here’s a breakdown of the percentages for different stages of the project:

• 0.5% for a Construction Certificate
• 3.5% for Contract Administration
• 4.5% for Construction Documents and Detailed Tender
• 1.0% for Design Development
• 2.5% for Development Application
• 1.5% for Concept Design

Please note that these percentages may vary depending on the specific project and the services provided by the architect. It’s essential to discuss and agree upon the fee structure with your chosen architect before commencing the project. At Arya Studio, we strive to provide transparent and fair fee proposals tailored to meet your specific project requirements.

Before starting any building development, it is crucial to determine the type of approval required for your project. You might be eligible for Exempt Development or Complying Development, which means you won’t need a Development Application (DA). Our pre-complying development certificate assessment process is highly sought after. At Arya Studio, we provide comprehensive assessment reports and stay up to date with the latest legislative changes, ensuring a smooth and efficient approval process for your project.

A Construction Certificate (CC) is a crucial document required after the Development Application (DA) has been approved by the local Council. It must be obtained before commencing any construction work on your project.

The CC serves as an assurance that the building plans comply with the Building Code of Australia (BCA) and meet the requirements of the approved DA and any relevant conditions associated with it. It ensures that the proposed construction aligns with the necessary regulations and standards, providing confidence in the project’s compliance and safety. At Arya Studio, we assist in obtaining Construction Certificates for your projects, ensuring that all necessary criteria are met before commencing the construction phase.

A Complying Development Certificate (CDC) is assessed by a private certifier, rather than your local council, and is judged against a statewide planning control known as a Code. This standardized planning control ensures consistency across different local council areas. While your local council must be informed if you opt for a CDC, they have no say in the approval process.

The documentation required for a CDC submission is generally less burdensome compared to most DA submissions. Your private certifier will assess and approve your design if it complies with the specified Code. However, there is no leniency or flexibility in the CDC process. If even one aspect of your design fails to meet the Code, your application will be rejected. This lack of flexibility may require compromising on certain design elements to satisfy Code requirements, unlike some councils that may grant leniency in a DA for certain limitations.

The CDC approval option is ideal for low impact developments aiming to bypass the potentially onerous local council approval process. As a result, CDC approvals are typically much faster, with an approval turnaround time of around 2-3 weeks, compared to the longer time frame of approximately 3 months for a standard DA approval.

At Arya Studio, we are experienced in navigating both CDC and DA processes, providing expert guidance to help you choose the best approval pathway for your specific project needs.

Exempt development refers to construction or minor development that can proceed without the need for Council approval. It allows for certain projects that meet specific design and construction parameters to be carried out without the typical approval process.

Example of Exempt Development such as:

Driveways
Carports
Pathways
Balconies

Decks

Patios and Verandahs
Access Ramps
Retaining Walls
Minor Building Alterations

Submitting a Development Application (DA) involves several stages and considerations. The specific controls for a DA may vary depending on your local council, and you can find these outlined in the council’s Development Control Plan (DCP) and Local Environmental Plan (LEP).

Before lodging your DA, it’s a good idea to communicate with your Local Council about your plans, discussing any potential concerns or objections they may have. This provides an opportunity to address and resolve issues before lodging the application.

Upon submitting your DA, the council will review the documentation, request any additional required information, and notify neighbors and the community where applicable. An assessment officer will be assigned as your main point of contact during this stage.

The assessment stage follows, during which the council reviews your application elements against their DCP and LEP. Generally, there is a level of leniency incorporated into council’s development controls, and any specific design elements falling outside these parameters are assessed on merit. This flexibility is a key advantage of the DA approval pathway compared to CDC (Complying Development Certificate).

At the determination stage, there can be three possible outcomes: Development Consent (granted as is or with conditions), DA Refusal (with reasons outlined), or Deferred Commencement Consent (where consent is not effective until certain matters are resolved).

After receiving Development Consent, the final stage is obtaining a Construction Certificate, which must be acquired before commencing any building work.

The entire DA process typically takes around 3 months on average. The clarity and detail of your initial documentation can impact the processing time. Additional time may be added to the approval process if the council requests further information or changes are needed to your plans.

At Arya Studio, we are experienced in guiding clients through the DA process, providing expert support to ensure a smooth and successful approval journey for your project.

A shadow diagram is a crucial tool in urban planning and architectural design used to assess the impact of a proposed development’s shadows on neighboring properties and public spaces. Whenever a new construction has the potential to cast shadows on adjoining properties, preparing a shadow diagram becomes essential.

In recent years, overshadowing has emerged as a significant concern for councils across Australia. As a result, the requirement for shadow diagrams has become more widespread in various development applications. The accurate assessment of shadows and their potential effects on surrounding areas is now a key aspect of the development approval process, as non-compliance can lead to delays in obtaining approvals or even trigger legal actions in the Land and Environment Court.

At Arya Studio, we understand the importance of comprehensive shadow analysis and its implications for a successful development project. Our team is well-versed in preparing shadow diagrams for both existing and proposed buildings, taking into account the topography of the land and conducting necessary on-site surveys to determine precise shadow lengths.

Key Benefits of a Shadow Diagram:

Sunlight Exposure Analysis: A shadow diagram provides valuable insights into how sunlight interacts with a proposed building throughout the day and across different seasons. Understanding the amount and duration of sunlight received by various areas is essential for creating well-designed and sustainable developments.

Mitigating Overshadowing Issues: By visualizing the shadow patterns, developers can identify potential overshadowing issues and design adjustments early in the planning phase. Addressing these concerns proactively can help prevent delays and disputes during the approval process.

Compliance with Regulations: Many local councils and authorities now mandate the submission of shadow diagrams as part of development applications. By providing accurate and detailed shadow diagrams, developers can demonstrate compliance with relevant regulations and increase the chances of obtaining approvals smoothly.

Enhanced Urban Planning: Shadow diagrams play a significant role in promoting thoughtful urban planning. They allow developers and planners to create projects that harmonize with their surroundings, preserving sunlight access for neighboring properties and public spaces.

Our Approach at Arya Studio:

At Arya Studio, we take pride in our meticulous approach to preparing shadow diagrams. Our process involves in-depth site analysis, taking into consideration the geographical location, orientation, and height of the proposed development, as well as the existing structures and obstructions on and around the site.

Using advanced 3D software and data, we conduct sun path analyses to simulate the movement of the sun throughout the day and year. This analysis helps us accurately project the shadows cast by the proposed building and assess their potential impact.

Our experienced team collaborates closely with architects, urban planners, and developers to ensure that our shadow diagrams provide valuable insights and comply with all relevant regulations. By entrusting us with your shadow diagram needs, you can confidently navigate the approval process, secure in the knowledge that your development project is well-prepared and considerate of its impact on the surrounding environment.

In conclusion, shadow diagrams are indispensable tools for modern development projects. With overshadowing becoming an increasing concern, the preparation of comprehensive shadow diagrams is essential for obtaining approvals and promoting responsible urban development. At Arya Studio, we are dedicated to helping you create sustainable, well-designed developments that contribute positively to the community while complying with all regulatory requirements.

At Arya Studio, we believe that keeping an open mind at the beginning of your design journey is essential to achieving the best outcome for your project. Instead of designing strictly based on pre-determined rules set by the local council or CDC guidelines, we prioritize bringing your vision to life.

Once we agree on initial design concepts, our experienced architects will assess and advise on the most suitable approval avenue for your project—whether it’s a DA or CDC. The decision depends on several factors:

The Local Council: The specific council you’re building in will play a role in determining the approval pathway.

The Design Complexity: The complexity of your home’s design, whether it’s a new build or renovation, will influence the approval process.

The Property Location: The characteristics of your block or land and its location may impact the approval requirements.

The Time Frame: The timeline you have in mind for building your project is also a consideration.

In general, if your project is straightforward and can easily comply with CDC guidelines, opting for CDC approval is quicker and more cost-effective. However, if your dream home design falls outside the strict CDC guidelines, involves renovation under heritage restrictions, or is situated in an environmentally sensitive area, submitting a DA through the council may be the most appropriate option.

While the DA process might take longer, having detailed, professional documentation and adhering to the council’s development controls can result in a relatively smooth approval journey. At Arya Studio, we are well-versed in navigating both DA and CDC processes, providing expert guidance to help you choose the best approval pathway that aligns with your project’s specific needs and goals.

The NSW Planning Portal is the designated platform for lodging applications that require assessment by Councils and private certifiers. It serves as the central hub for submitting various types of applications, including Development Applications (DA), Construction Certificates (CC), Complying Development Certificates (CDC), Occupation Certificates (OC), and Building Information Certificates (BIC).

At Arya Studio, we understand the significance of a smooth and efficient application process. If you need assistance with preparing and lodging any application through the planning portal, our professional team is here to help. Whether it’s navigating the complexities of a Development Application or securing the necessary certificates for your project, we provide expert guidance to ensure your applications are handled effectively and in compliance with all regulatory requirements. Feel free to reach out to us for any support you may need in this crucial aspect of your project.

From 31 December 2020, anyone lodging a development application will be required to upload their application electronically through the Planning Portal that is managed by the NSW Government.

This includes applications and post consent certificates such as: • Development Applications • Section 4.55 Modification Applications • Complying Development Certificates • Construction Certificates • Occupation Certificates • Subdivision Certificates • Appointments of Council as a Principal Certifier As a result of these changes, applications can no longer be submitted to Council over the counter or by email.

In Australia, we follow the Bushfire Construction Standard known as Australian Standard 3959: Construction of Buildings in Bushfire Prone Areas (also referred to as “AS3959”). The National Construction Code mandates that buildings in “bushfire-prone” areas must adhere to this code. You can check if your property falls under a bushfire-prone area by referring to ACTMAPi (ACT), Planning Portal (NSW), or VicPlan (Victoria). If your property is not classified as bushfire-prone, you are not legally required to build for bushfire at present.

However, if your property is identified as bushfire-prone on the map, it is essential to determine your ‘Bushfire Attack Level’ (BAL). We strongly recommend consulting a BPAD certified professional for this purpose.

The BAL calculation considers factors such as the slope and vegetation surrounding your house within a distance of 140m. Typically, steeper and more vegetated sites result in higher BALs. The Standard provides specific construction requirements for each BAL category:

BAL-LOW: No specific requirements

BAL-12.5 to BAL-40: Requirements designed to withstand increasing severity of ember attack and radiant heat

BAL-FZ: The ‘Flame Zone,’ where the building may come into direct contact with flames during a bushfire. This category has very strict requirements.

At Arya Studio, we have extensive experience in designing for bushfire-prone areas and can guide you through compliance with the relevant regulations. Our team is dedicated to ensuring the safety and resilience of your property in the face of potential bushfire risks.

At Arya Studio, we understand that each site is unique and plays a crucial role in shaping the layout and orientation of your future home. During our design process, we carefully consider various factors related to your property, including:

Aspect and Views: We take into account the orientation of your property to optimize natural light and capture any scenic views.

Slopes and Breezes: Understanding the topography of the land helps us design a home that harmonizes with the terrain and utilizes natural ventilation to enhance comfort.

Existing Vegetation and Surroundings: We respect the natural environment and integrate existing vegetation and surroundings into the design, creating a harmonious connection with the landscape.

Council Requirements and Other Conditions: We thoroughly investigate local council requirements and any other relevant conditions that might impact the design.

In cases where an on-site meeting cannot be arranged, such as if your property falls outside our service areas, we offer alternative options. This includes conducting virtual ZOOM meetings and requesting photos or videos of your site to gain a comprehensive understanding of its characteristics. Our goal is to ensure that regardless of the circumstances, we provide you with a thoughtful and personalized design that maximizes the potential of your property.

As of 2023, our projects have construction square metre rates ranging from approximately $4,500 to $5,500. However, it’s important to note that these rates are subject to change due to various factors beyond our control. Factors such as fluctuating labour costs, material costs, supply issues, and overall demand within the construction industry can influence the square metre rates. We strive to provide transparent and up-to-date pricing for our services, and any changes in the rates will be communicated clearly to our clients.

At Arya Studio, we often find that our new clients fall into two main groups:

Clients with Uncertain Budgets: Some clients may not have a clear idea of their budget at the start of the design journey. They might be unsure about what is feasible on their site, what they envision for their new home, and what regulatory requirements they need to meet.

Clients with Defined Budgets: Other clients come to us with a clear sense of their intended budget. They base their budget on available finances or have already determined a fixed amount they are willing to invest in their project.

Regardless of which category you fall into, we are here to assist you. Our fixed-price Feasibility Study is designed to help you define your project’s brief, budget, and scope. Through this process, we ensure that we align with your key parameters to create a tailored design that meets your needs and aspirations. Our goal is to provide a transparent and efficient experience, guiding you from the initial stages of exploration to the realization of your dream project.

Yes, at Arya Studio, we specialize in renovations and additions for existing properties. Our process begins with a thorough measurement of your existing house, followed by the preparation of site and existing floor plans. We then proceed to master plan the renovation or addition, incorporating your preferences and requirements.

After completing the master plan, you have the option to continue with our Design Development and Building Approval services. Our team of experienced architects will work closely with you to transform your vision into reality, ensuring a seamless and successful renovation or addition project. Whether you want to revitalize your existing space or expand it to meet your changing needs, we are here to guide you through every step of the process.

At Arya Studio, we believe in creating designs that are tailored to our clients’ unique project brief, the size of the new build or renovation, and the specific site location. As each project is distinct, we are unable to provide a standard quote without first understanding your lifestyle requirements and property details.

To ensure we deliver the best possible service and accurately capture your vision, we typically arrange a site consultation to meet with you and discuss the key aspects of your project. This personal interaction allows us to gain a deeper understanding of your needs and preferences.

After the site consultation, we will provide you with a detailed fee proposal outlining the scope of work required for your approval. This transparent approach ensures that you have a clear understanding of the services we will provide and the associated costs, enabling us to proceed with confidence in delivering a design that exceeds your expectations.

At Arya Studio, we provide tendering services and conduct onsite meetings to ensure that your project is built according to the highest standards and specifications as indicated on the plans.

For the tendering process, we engage with three reputable builders to submit their proposals. This approach not only helps you save on construction costs but also provides a valuable basis for comparison and negotiation when finalizing the building contract.

During the construction phase, we conduct regular onsite inspections to provide you with peace of mind that the build is progressing according to the approved plans and specifications, which have been carefully designed by our team of skilled architects.

Our tendering and onsite inspection services are designed to uphold the quality and integrity of your project, ensuring that it is delivered to the highest standards, and we work diligently to ensure your vision is realized throughout the construction journey.