Find out what you can build, before you commit
Greg Prentice · Building designer since 1998 · BDAA member · 4.9 ⭐ on Google
Before you commit to a full design, it helps to know what you're actually allowed to build. The Exploration Package is a fixed-fee piece of work that answers that: a proper look at your site, the council controls that apply to it, and a realistic view of what could be done there.
It costs $795, and if you go ahead with the design work afterwards, that $795 comes off your next invoice.
So for anyone who ends up proceeding, it isn't really a cost at all — it's the first stage, paid early, at a point where it can still change your mind about something.
What we look at
The package is a written document, usually fifteen to twenty pages, and it comes in three parts.
- What you have now. Greg comes out and spends time at the property (if possible). That visit produces a written description of the site and the existing house, notes on the condition of what's already there, and a set of photographs that go into the report.
- Planning and controls. We go through the planning instruments that apply to your particular block rather than the general ones, which means the LEP mapping, the land use zone and an assessment against the development controls. That covers setbacks, floor space ratio, height limits, and anything specific to your site such as a classified road frontage or a heritage overlay.
- What is possible. This part opens with a summary of the brief as we've understood it, then an analysis of what can realistically be done with the property. We recommend an approval pathway and explain the reasoning, so you know whether you are likely to be looking at complying development (CDC) or a Development Application. There are concept sketches, reference images and a concept plan. There is also indicative budget guidance — is your budget realistic?
It finishes with the next steps we'd recommend. By the end you know what your options are and if your budget needs reassessment, before you have committed to a design. The Exploration Package is all about giving you clarity.
How long it takes
Two weeks is the normal run, from the point where we have what we need from you. That's enough time to go through the controls on your particular property thoroughly, which is the part that makes the report worth having.
If you've got a reason to need it sooner, say so when you get in touch. A week is possible when we know you've got a tight deadline.
Who it's for
The Exploration Package tends to suit you if you:
- are planning a home you intend to live in, rather than something to sell on
- care about good design, long-term liveability and doing it properly
- want to understand what's possible on your site before going any further
- are dealing with planning controls, heritage constraints or an approval you're unsure about
- want realistic guidance on possible budget range, timelines and how the process actually works
- would rather get experienced advice early than find out later
It's probably not the right fit if you're simply after someone to draw up an idea you've already settled on, or if the main thing you're optimising for is the lowest possible fee. Neither of those is a criticism — they're just a different job from this one.
What it costs
$795, fixed. Not an estimate, and not an hourly rate that grows while you wait.
It buys you the kind of advice that would normally only appear well inside a much larger engagement, with no obligation to take it any further. And, if you do go on to the design work, the $795 is credited against it.
Ready to explore your project?
Send us the address of your property and a line or two about what you're thinking, and Greg will come back to you about timing and whether the package is the right starting point.
Not sure yet, or would rather not use a form?
Email Greg at greg@karmatecture.com.au or call 0412 013 627.
No charge and no obligation.
FAQs
Q01What if I decide not to go ahead?
Then you have spent $795 to find that out, which is a great deal cheaper than discovering it partway through a design. A reasonable number of packages end with someone deciding the project is not worth it, or not yet, or not on that site. That is a legitimate outcome and it is not a wasted report.
Q02Is the $795 credited if I go ahead?
Yes. If you engage us for the design work, the fee is credited toward it, so the package costs you nothing in the end. The work is not repeated either — what is in the report carries straight into the design rather than being started again.
Q03Does Greg actually visit the property?
Yes, if possible and he believes it to be necessary. Levels, orientation, where the light gets to, neighbouring properties, the condition of what is already standing, etc, will all be assessed. If your property is outside the Sydney metropolitan area, travel fees will be charged separately.
Q04Is it a design?
It's not a full design. It does include an area assessment — where possibilities lie, what could be done — which is enough to see whether the idea works and roughly what shape it takes. It is not construction drawings and it is not a council submission. It is the thinking that comes before design starts.
Q05Will it tell me what the work is likely to cost?
It indicates whether your expected budget is likely enough to meet your desired outcome. It is enough to know whether what you have in mind is in the same ballpark as what you are willing to spend. A price comes later.
Q06Does it guarantee council will approve what is in it?
No, and anyone who tells you otherwise is overselling. What we report on is permissibility — what the zoning allows, whether complying development is available, and what the controls require. That part is factual. How a particular assessing officer responds to a particular proposal is a judgement, and we will tell you where we think the risk sits rather than pretend there are none.
Q07What do you need from me?
The address, access to the property, and an initial brief — a short wish list of what you are hoping to do. If you have anything already — a survey, old plans, a previous approval, a contract of sale — send it through, because it saves time.
Q08Can I show it to my builder, or my bank?
Yes, it is yours. People commonly use it to have a more sensible early conversation with a builder, and occasionally to explain a plan to a lender or a family member who needs convincing. It is written to be readable by someone who does not do this for a living.
Q09What if I have not bought the property yet?
Then the pre-purchase version is the one you want. It is the same work, written to meet an auction deadline, and if you miss out on the house the next report is half price.