Conceptual Design | Bay Vista

Building Design & Drafting

Conceptual Design


The initial design phase takes into account the site and its surroundings, your desires, needs, budget, aesthetics & practicality. Every project is unique and individually tailored to meet your needs. Floor plans, elevations and when requested, 3D renders are produced. Sitting down with clients, running through the design, making suggestions and further refining the design reassures us that you are acquiring exactly what you want.

What is considered during the Conceptual Design stage?

Key considerations are; the site, council and building requirements and your brief.

Client brief:

  • Design requirements: number of bedrooms/ offices or maximum lettable floor area etc.
  • Preferred layout style: open plan, segregated, operation efficiency etc.
  • Preferred façade style: contemporary, modern, cottage etc.
  • Finishes: high end, mid-range, basic.
  • Roof type: skillion, hip & valley, gable, mansard, dormer etc.
  • Windows: Aluminium, timber, awning, sliding, casement, double hung etc.
  • Cladding: brick, block, weatherboard, rendered, tiled etc.
  • Levels: single, double, triple, basement etc.
  • Future use: bed & breakfast, holiday home, investment etc.
  • Landscape features: Tennis court, pool, fire pit etc.

 Energy efficiency:

  • Orientation of living areas to north.
  • Cross ventilation.
  • Thermal mass.
  • Thermal properties.
  • The energy efficiency to budget ratio.
  • Rainwater tank or solar hot water system.

The site:

  • Site area, dimensions and shape.
  • Easements & assets.
  • Covenants & building envelopes.
  • The rise & fall of the natural ground level.
  • Significant views & vistas.
  • Existing trees & vegetation.
  • Surrounding buildings; their setbacks and features.

Council requirements:

  • Which residential zone the site falls under and any overlays affecting the site.
  • Required ResCode setbacks from the site’s title boundaries.
  • Overall height requirements under the schedule to the zone.
  • Neighbourhood character.
  • Site density restrictions.

Building Permit requirements:

The building regulatory requirements – daylight to windows, walls on boundary, fire rating, solar access to private open space etc. Applying all of these considerations to the design enables us to produce a design solution that will facilitate a seamless transition through the building process.


What is the Conceptual Design process?

New residence/ Commercial project:

We start with a blank canvas. It is very rare for a client not to have a design of their own prepared and a scrap book of ideas. The design is replicated to scale and adjustments are made where necessary, to comply with relevant setbacks and tweaked with our own professional touch.

Extension, alterations & additions:

If a copy of the existing house plans do not exist, a site measure will be conducted. On and offsite features like trees, easements and existing structures are identified. Site access helps determine driveway and garage locations. Consideration of boundary setbacks and regulatory building parameters help pave the way for workable building footprint/s and private open space. Internal spaces are developed working in with the existing structure. Often a number of concepts will be produced of optional layouts.

Multi- Unit development:

The developers intent is to make a profit and the best way to make a profit is to design builder friendly units, replicating where possible and with uncomplicated designs. There is a wide range of materials available to add variety to façades throughout a development.


How much do design and concept services cost?

The cost of our design and concept services vary depending on the project. We are happy to provide estimates on request.