Most property owners in Melbourne have a clear idea of what they want to build. What is less clear and what causes the most delays, budget blowouts, and disappointing outcomes is the process between that initial vision and a completed, council-approved design.
SilverPoint - Building Designers & Planning Consultants has guided residential and commercial building design projects across Melbourne for over 40 years. In this blog, you will understand how the building design process works, what each stage involves, what decisions need to be made, and why following the right sequence matters.
What Does a Building Designer in Melbourne Actually Do?
A building designer prepares the design documentation required to obtain planning and building approvals for a proposed development. In Victoria, a registered building designer can produce documentation for residential buildings up to three storeys, as well as a range of commercial and industrial projects.
In practice, the scope of work for a building designer in Melbourne covers:
- Understanding the site, its constraints, and the planning controls that apply
- Developing concept designs that respond to the client's brief, the site's characteristics, and council requirements
- Producing detailed construction drawings, floor plans, elevations, sections, and specifications
- Preparing or coordinating planning permit documentation where required
- Managing the building permit application process, including engagement with a building surveyor
The distinction between a building designer and a town planning consultant matters in practice. A building permit is issued by a building surveyor and confirms the design complies with the National Construction Code and structural requirements. A planning permit is issued by council and confirms the development is acceptable under the relevant planning scheme. Many projects require both. When building design and planning are managed by the same person, documentation is aligned, timelines overlap productively, and the risk of producing a design that does not support the planning application is eliminated.
At SilverPoint - Building Designers & Planning Consultants, both disciplines are managed under one roof: no separate consultants, no file handovers, no duplicated costs.
How Does the Building Design Process Work in Melbourne?
The building design process in Melbourne follows a defined sequence. Each stage depends on the quality of what preceded it. Skipping or rushing an early stage almost always creates a problem at a later one.
Stage 1: Initial consultation and site assessment
Every project begins with a conversation about the brief and an assessment of the site. At this stage, the key questions are: What does the client want to achieve? What does the site allow? What planning controls apply?
Site assessment covers the property's zoning, any overlays (Heritage, Environmental Significance, Design and Development, Neighbourhood Character, and others), the Certificate of Title for covenants and easements, existing structures, site dimensions and orientation, and access and infrastructure.
The outcome of this stage is a clear understanding of what is feasible before any design work begins. This is the stage at which a decision is made about whether a planning permit will be required, and if so, what the planning application will need to address.
Stage 2: Concept design
With feasibility confirmed, concept design develops the initial design response to the brief. Concept design at this stage is practical and planning-aware. Floor plan layouts, building footprints, setbacks, heights, and site coverage are all considered against the applicable planning standards from the outset.
For residential projects in Victoria, concept design for new dwellings and townhouses is assessed against Clause 55 (ResCode) standards, now including the deemed-to-comply provisions introduced under the Townhouse and Low-Rise Code. A concept that is not aligned with these standards from day one risks requiring a costly redesign later in the process.
Concept design produces sketch plans and layouts sufficient for the client to confirm direction and for an initial planning feasibility check.
Stage 3: Design development
Once the concept is confirmed, design development refines the drawings into a complete, coordinated set. This stage produces dimensioned floor plans, elevations showing all facades, site plans, cross-sections, shadow diagrams where required, materials and finishes schedules, and 3D visualisations to communicate how the finished project will look.
For projects with complex sites, challenging overlays, or where pre-application engagement with council is warranted, design development also produces preliminary documentation for a pre-application meeting. Getting council feedback before formal lodgement is particularly valuable for Heritage Overlay properties and contentious neighbourhood character sites.
Stage 4: Planning permit application (where required)
Not every project requires a planning permit. Single dwellings on standard residential lots in standard zones without overlays very often proceed directly to a building permit. Dual occupancy, townhouses, and any development affected by an overlay will almost always require a planning permit.
Where a planning permit is required, the planning application package is prepared at this stage. This includes the completed application form, the required council fee, architectural plans prepared to the required standard, a planning report addressing the zone and overlay controls, and any specialist reports (heritage assessments, arborist reports, shadow diagrams, sustainable design assessments) required by the specific planning scheme provisions.
The quality of this package directly determines the planning timeline. A complete, well-documented application that addresses the council's specific planning scheme requirements reduces the risk of a Request for Further Information, which is among the most common causes of avoidable planning delays.
Stage 5: Building permit documentation
Once planning approval is obtained (or confirmed as not required), the design is developed into a full set of construction drawings suitable for a building permit application. This documentation is more detailed than the planning permit drawings and includes structural, services, and compliance information. A building surveyor reviews the documentation against the National Construction Code and issues the building permit.
For many residential projects, particularly extensions and new homes, the building permit stage follows planning. For projects that do not require a planning permit, design development moves directly to building permit documentation, significantly reducing overall project timelines.
Stage 6: Builder selection and construction
With the building permit in hand, the project is ready to go to tender. A complete design and documentation package is essential for obtaining accurate and comparable builder quotes. SilverPoint - Building Designers & Planning Consultants provides tender documentation and can assist with builder selection, reviewing quotes against the documented scope and providing guidance on contractor selection where required.
Construction oversight and project management services are available for clients who want continued involvement through the build.
Why Does the Sequence of the Building Design Process Matter?
The most common source of delays and budget overruns in Melbourne building projects is design decisions made in the wrong order. Specifically:
Designing before understanding the planning controls. A design produced without a site feasibility assessment frequently encounters an overlay, a ResCode standard, or a council requirement that forces a redesign after significant time and money has been spent on the drawings.
Separating building design from planning. When a client engages a building designer and a separate town planning consultant, coordination gaps open up. The designer produces plans that the planner then has to adapt for the planning application. Documentation is produced twice. Timelines extend.
Proceeding to detailed design before concept is confirmed. Detailed construction drawings prepared before concept sign-off are the most expensive design work to redo. Confirming the concept thoroughly before moving to design development protects the documentation investment.
SilverPoint Building Designers & Planning Consultants manages the entire building design process under one roof. Planning feasibility is assessed before concept design begins. The planning application is prepared from the same documentation set as the building design. There is no handover between consultants, because there is only one.
Why Choose SilverPoint - Building Designers & Planning Consultants
With 40+ years of building design and planning experience across Melbourne and 1,800+ completed projects, SilverPoint Building Designers & Planning Consultants provides an integrated service that eliminates the coordination gaps that cost time and money on residential and commercial projects.
Whether the project is a new home, a first-floor extension, a dual occupancy, or a townhouse development, the process is the same: feasibility first, design second, documentation to the required standard, and a planning application that is built for the specific council.
For an obligation free consultation on your building design project, contact SilverPoint - Building Designers & Planning Consultants on (03) 9888 9688 or visit silverpointdesignandplanning.com.au/contact-us/.
Conclusion
Here are some key takeaway points to keep in mind
- The building design process in Melbourne follows a clear sequence: site assessment, concept design, design development, planning permit (where required), building permit documentation, builder selection
- Skipping or rushing the site assessment and feasibility stage is the most common cause of avoidable redesigns and delays
- Many Melbourne residential projects require both a planning permit (issued by council) and a building permit (issued by a building surveyor), these are separate approvals with different documentation requirements
- Integrating building design and town planning under one roof eliminates coordination gaps and reduces the risk of a design that does not support the planning application
- Under Victoria's Townhouse and Low-Rise Code (operational since 31 March 2025), concept designs for dual occupancy and townhouse developments must be aligned with updated Clause 55 deemed-to-comply standards from the start
