Straight answers, before you commit.

It depends on your block and your design. A Complying Development Certificate (CDC) is a fast-track approval available when a project meets every pre-set standard in the State codes — no council assessment needed. A Development Application (DA) goes through your local council and allows merit-based assessment where CDC standards can't be met. Many of our projects could go either way, and choosing the right pathway early saves weeks. We assess this for you at the first consultation. Read our full guide: DA vs CDC — which approval do you need?

As a guide: a CDC can be determined in roughly 10–20 days, while a DA through council typically takes 40–80 days depending on the council, notification and the complexity of the proposal. Well-prepared documentation is the single biggest factor you can control — incomplete applications are the most common cause of delay. REVIEW — Mark: these figures reuse what's already published on contact.html. Confirm they still match your current experience with Hills Shire & Sutherland Shire, or supply updated averages.

A refusal is rarely the end of the road. Depending on the reasons, options include amending the design and re-lodging, requesting a review of the determination under Section 8.2 of the EP&A Act, or appealing to the NSW Land and Environment Court. In practice, most refusals we see trace back to designs that ignored the planning controls from the start — which is why we design for approval from day one.

Either can act as your certifier. For CDC projects a registered certifier (private or council) issues the approval itself. For DA projects, after consent you'll need a Construction Certificate and a Principal Certifier for the build — again, council or private. We can recommend certifiers we work with regularly and prepare the documentation they need.

BASIX (Building Sustainability Index) is the NSW scheme that sets energy and water efficiency targets for residential development. A BASIX certificate is required for all new homes and for alterations and additions above the cost threshold. We coordinate the BASIX assessment as part of our documentation, so the commitments are built into the design rather than bolted on at the end. REVIEW — Mark: I've deliberately said "above the cost threshold" without quoting the dollar figure. Confirm the current threshold if you want it stated.

Since 1 July 2024, dual occupancy is permitted in R2 low-density zones across NSW under the Low and Mid-Rise Housing Policy. Under the State standards, a dual occupancy is generally achievable on an R2 lot of at least 450 m² with a minimum 12 m width, with a maximum floor space ratio of 0.65:1 and building height of 9.5 m. Your council's own controls and site constraints still matter, so we run a feasibility check on your specific block before you commit to anything. Source: NSW Planning Portal — Low and Mid-Rise Housing Policy, key provisions

In many cases, yes. Under the State provisions, R2 lots may be subdivided where each resulting lot is at least 225 m² with a minimum 6 m width — subject to your council's subdivision controls and the approval pathway used. Whether to subdivide (Torrens or strata) affects design decisions like services, fire separation and access, so it's a question to settle early in the design, not after approval. Source: NSW Planning Portal — Low and Mid-Rise Housing Policy, key provisions

A dual occupancy is two dwellings on one lot — attached (commonly called a duplex) or detached. A granny flat (secondary dwelling) is different: a smaller second dwelling that remains tied to the principal home and can't be separately subdivided. The approval rules, size limits and resale options differ significantly between the two, and choosing the wrong one for your goals is an expensive mistake.

It depends on your zone and location. The 2025 Low and Mid-Rise Housing reforms expanded where multi-dwelling housing, terraces and manor houses are permitted, particularly in residential zones within walking distance of nominated town centres and stations. Site yield comes down to lot size, frontage, and your council's LEP and DCP controls. Our planning and feasibility service answers exactly this question before you purchase or commit.

Building designers typically charge meaningfully less than architects for comparable residential documentation, because our service is focused on design, approval and construction documentation rather than full architectural engagement. Every project is quoted individually based on scope — we provide a fixed, itemised fee proposal after your free initial consultation, so you know exactly what you're paying for before you commit. REVIEW — Mark: fee positioning. Confirm "fixed, itemised fee proposal" matches how you actually quote, and whether you want a typical %-of-build-cost or range stated. I have not invented numbers.

Our fee proposal itemises everything: concept design, design development, 3D visualisation, approval documentation and lodgement. External consultant costs — survey, BASIX/energy assessment, structural engineering, bushfire or flood reports where required — are listed separately so there are no surprises. Because we partner with KBG Consulting for engineering, that coordination is seamless rather than another contractor to manage. REVIEW — Mark: confirm the inclusions list matches your actual fee proposal structure.

Yes — 3D visualisation is part of our standard process, not an optional extra. You'll see and walk through your home digitally before anything is lodged or built. It's the single best tool for catching the "I didn't picture it like that" moments while they're still free to fix.

Both design buildings; the differences are in registration, scope and typically cost. For most residential projects — new homes, renovations, dual occupancy — a registered building designer delivers the same approval and construction documentation pathway. We've written a full guide on this question: What does a building designer actually do?

Almost always, yes — but the constraints shape the design and the approval pathway. Bushfire-prone land requires a bushfire assessment (BAL rating) that affects materials and siting; flood controls affect floor levels; heritage items and conservation areas affect what council will support. We've designed through all three across the Hills and Sutherland Shire, and we flag these constraints in the first feasibility conversation, not after you've paid for a design.

The honest answer: it depends on the bones of the existing home, how much of it you'd keep, and what the controls let you do on the block. As a rule of thumb, when a renovation touches most of the house, a knock-down rebuild often delivers a better home for similar money — but plenty of homes are worth keeping. We give you a straight assessment of both options at the consultation, with no bias either way.

Yes — virtually every project needs structural design and certification. The difference with KBG is that it's in the family: we partner with KBG Consulting, structural and civil consulting engineers, so your designer and engineer work as one coordinated team from the first sketch. That means structural realities are designed in early, not discovered at documentation stage.

Just your address and your wish-list. The consultation is free and no-obligation — bring any ideas, sketches, or saved photos you have, plus anything you know about the site (existing plans or a survey help, but aren't essential). We'll look up the planning controls for your block before we talk so the conversation starts with what's actually possible.

Yes — end to end. We prepare and lodge the full DA or CDC package on your behalf, including plans and supporting documentation, manage requests for additional information, and liaise with council or the certifier until determination. You won't need to navigate the NSW Planning Portal yourself.