Comprehensive
Construction Services

Evaluating a site is a critical step in the development process. The DCP (Development Control Plan) and the LEP (Local Environment Plan) are Council policy documents that detail the design controls applicable to a specific local government area. Importantly, it is key to understand these rules and how they relate to any given site. They will specifically document the rules around permissible use, and the requirements that need to be met for certain types of development. These may vary dependant on the type of development proposed and will typically include things like Floor Space Ratios (FSR), minimum lot sizes, car parking, private open space, landscaping requirements, building heights and setbacks. It is also important to consider include location (location, location), a sites aspect, slope, frontage & dimensions. Additionally, how is the site impacted by environmental factors like flooding, bushfire or mine subsidence. Whilst you don’t need to be an expert, it’s important to have a good understanding to establish what can potentially be developed on any site.

Determining the Financial Feasibility of a project is the area that creates the most angst and confusion. It's important to follow a conservative “macro” approach. Whilst we don’t need to account for every itemised cost, we consider the variables and make allowances for the costs associated with each step of the project. We also need to understand the likely end values of the developed projects to determine the potential profit left in the deal. The preliminary feasibility should be sufficiently accurate and  includes cost estimates for things like acquisition costs, professional consultants, council fees, demolition and construction costs, along with finance and selling costs. Importantly, an allowance (contingency) to cover variations to these allowances are included as a safeguard. Understanding lenders requirements around funding for the project is an important consideration at the feasibility stage, including any requirement for pre-sales. It’s worth remembering that banks won’t finance design or planning costs, only land purchases and construction costs. The feasibility process typically eliminates many more opportunities than pass the test.

The blueprint to every successful project is assembling a highly skilled group of
consultants. Project design includes input from a wide range of professional consultants to deliver the best outcome for the project. A careful analysis of the site’s conditions and council’s controls will determine the optimum outcome for the project. The development team will typically include Architects, Town Planners, Engineers (civil, structural, hydraulic, traffic, acoustic) & Surveyors. It may also include specialist consultants like Arborists, Bushfire, Heritage or Environmental consultants. The key to adding considerable value is designing a product appealing to the end market, whether it’s intended to retain or on-sell the completed development. Each project may require a different development team, which invariably helps leverage off their experience, industry knowledge and contacts that help reduce the risk out of the project.

This process may involve a preliminary consultation with the local council to discuss the proposal and involve key members of the design team. Following a formal application process, the council will seek feedback from their internal planning departments and the public around the merits of the application. This process is about evaluating the proposal against the principles outlined by the council’s own controls (DCP & LEP). It is designed to protect the interests and deliver suitable outcomes to the community. In addition to looking to meet the design objectives set out in the DCP and LEP, the DA process will consider things like impacts such as noise, privacy, overshadowing, traffic and environmental on neighbours and the community. As a rule, the bigger the project, the more likely it will be to impact more people and the environment around it.

Once the project has been approved, it enters the project management phase. This can encompass the entire process through to completion of construction of the project. It involves the re-engagement of the consultant team to create and deliver a suite of documentation detailing how the project is built. It also addresses all the conditions set out in the development approval, including the selection of materials, fixtures and finishes which meet the design brief. During this process a build tender process is undertaken, and the approved builder is appointed to complete the works once the construction certificate is issued. Focusing on buildability is a key to creating a profitable project, as well as investigating cost saving opportunities. An ongoing review and supervision of building works continues through the construction phase to manage the timely completion of the project and ensure a high-quality project.

Our marketing and sales efforts leverage a proven strategy in collaboration with our
Sales Partners to achieve optimal sales outcomes. Off the plan selling involves selling extremely valuable products that don’t exist at the time of purchase - essentially trading in promises. We focus on building an audience and creating scarcity for when we are ready to launch our sales campaigns. This involves creating sales collateral incl. 3D renderings, floor plans, inclusions/internal finishes brochures & colour boards as well as creating a project “brand” to create awareness. Some projects deserve a “whisper” campaign to limit the release of information and collateral, which creates interest and demand. Others may require a display suite and exclusive pre-release launch event. We engage website and graphic designers to produce project exclusive collateral for maximise impact. Whilst no two projects are the same, our experience and hands-on approach assist in maximising this process.