Embedded Files
With Refreshing Homes - We MUST put a set of sample drawings next to us when we put together a new set of design drawings. This applies to ALL situations. That is:
Step 1 - Having an end goal in mind. What output are we aiming for?
Step 2 - Find a sample of that output.
Step 3 - Draw the design in accordance with that output.
This process is identical for all jobs. Planning Permit, Building Permits, designing a garden... or even designing a Dimond ring for example.
Drawing in 2 dimension / 3 dimension - 3D objects MUST be simple. 3D is intended to project height, location and sizes of key elements to 2D sheets. We then add details to the 2D sheets. Do NOT create complex 3D site cut, window frame or details. File sizes larger than 80Mb for single house, or 150Mb for up to 6 houses, is likely to over complicated the 3D model.
To setup the Vectorworks File - Refer to Section 4 > Building Permit Common Questions > Setting up the Vectorworks File. or Click Here
Best sample drawing
The best sample drawing comes from that specific Council's official sample drawings, if any.
Google the relevant Council and find out if there are any sample drawings. Call the relevant Council, ask for the Duty Planner, and ask if there are any sample drawings.
Check Council's preferred Drawing Scale. For example, 1:100; 1:200 etc. Use A1 Page if Required.
If Council do not specify, 1:200 as smallest Site Plan scale. 1:100 as smallest scale for other drawings.
Refreshing Homes sample drawing
If sample drawings are not available in Council's website, use Refreshing Homes sample drawing as reference.
When creating a new set of drawings, always select ONE most appropriate drawing set as reference sample drawing.
Note: Do not select multiple sample drawing sets for mix and match.
Sample - 2 Houses. 9 Catherine Parade.pdfDrawing Set A - Residential houses
Keep existing, minor renovation, add 1 houses.
Sample - 6 House Dwellings. 91-93 Walmer.pdfDrawing Set B - Residential houses
Remove existing, add 6 new houses. (Mostly used sample)
Sample - 2 House Side by Side.pdfDrawing Set C - Residential houses
Remove existing, 2 new houses side by side.
Sample - Small apartment.pdfDrawing Set D - Residential houses
Remove existing, new small apartment building.
91-93 Walmer Planning Sample Report.docxSample Planning Permit report
Planning Permit report lists out:
All rules under the Planning Scheme that the design need to comply with.
Next to the rules, describe how the design complies with each individual rule.
Rules are written as 'intention' of the rule, and deem to comply solution. For example, the front setback of a site may need to be 9m under the Planning Scheme; the intention of this setback is ensuring neighbour's amenity.
If we comply with 9m, the design complies.
If we do not comply with 9m, we need to view the intention of the rule, the neighbourhood character and explain in the report how the design has no negative impact to neighbour's amenity meeting the intention of the Planning Scheme.
Other Architect / Town Planner Report Samples
These documents are advertised drawings on Council's website. We have not checked these documents, however these documents should have reasonable quality and can serve as a reference when preparing our own permit application documents.
Writing the Town Planning report must refer to the system 'Write Great Report using ChatGPT' here: https://www.refreshinghomes.com.au/internal-systems-v65623/1-our-value/how-we-write
Sample - Architect's Planning Permit & All Docs - House.pdfDwelling - Architect's Town Planning Report
Add one new dwelling (two dwellings in total) to one site.
Council attached all documents in this file, including arborist for example. We can use this as a reference for all the information we should prepare and submit.
Planning Report Golf Course.pdfTown Planning Report - Golf Course
Different type of use to 'Dwelling'
Refer to this report and find the other Planning Scheme Clauses we should consider, if we are preparing the Town Planning Report.
Note that just because it is a commercial project, it does not means the Planning Report needs to be large / contain many pages. We refer specifically to Clauses is in concern, we then explain to the Council in the report how the design answers those Clauses.
One Dwelling in Green Wedges Zone (Simple)
Architectural.pdfArchitectural Drawings
Planning Report.pdfTown Planning Report
BushFire.pdfBush Fire Rish Assessment Report
One Dwelling. Green Wedges Zone. With Land Management. Adjacent Transport Zone 2 (TRZ2).
Architectural.pdfArchitectural
Landscape.pdfLandscape Design
Material.pdfBuilding Material
Land Management Plan.pdfLand Management Plan
Town Planning Report.pdfTown Planning Report
Site subject to Landslip Risk Assessment
Architectural.pdfArchitectural
Landslip Risk Assessment Report.pdfLandslip Risk Assessment Report
Additional Info - Photos.pdfAdditional Photo
Amend Section 173 - State Government Native Vegetation Removal
Town Planner Cover Letter.pdfTown Planner Cover Letter
Application Form.pdfApplication Form
Native Tree Assessment.pdfNative Tree Assessment
Native Vegetation Removal.pdfNative Vegetation Removal (State)
Arborist Report.pdfArborist Report
Shadow Analysis.docxHow to prepare Shadow Analysis?
Three different time:
9am on Sept 22
12noon on Sept 22
3pm on Sept 22
Neighbours must have complying sunlight to their SPOS.
Full instruction in the file.
An example of applying the Shadow Analysis to check against existing neighbour
This example is for Building Permit. However the same logic applies.
275 Barkly Street, Footscray - Repond to Objection case study.
Respond to Objections after Planning Permit advertising:
The key is improve objector's emotion.
You will find out the respond differs to a Planning Report. A Planning Report provides information to professionals. If we comply, we can say 'we comply'. For objectors, reduce emotion is the key task. Angry objectors may add a lot of time and cost to the Planning Permit process.
In our response, avoid:
- Explain things using negative words. (ChatGPT can check)
- Statement that put us higher than them, or lower than them. (Aim for equal level)
- Statement that feels 'we are teacher and you are student' (E.g. 'It is important to note that...')
- Sounds wishy washy (we may do this, a possible solution may be...)
- The 'arguing statement'. (For example: we got the right to do it / we comply.)
The video is one case study.
One tricky example at the 18min 20 second. What if the resident has a complain, but that's not us who can solve nor relate to this project?
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