Your Draftsperson Has Finished the Plans. But Who's Coordinating Your Property Development?
One of the most expensive assumptions a property developer can make is believing that once the architectural drawings are complete, the design work is practically finished.
You've engaged an architect or draftsperson, reviewed several layouts and finally settled on a design you're happy with. The proposed dwellings look attractive, the floor plans are functional and the development appears to satisfy the relevant planning controls.
The next step seems obvious: lodge the Development Application and get moving.
But before you do, consider a few questions.
Has anyone confirmed where the stormwater will discharge? Have the driveway levels been checked against the civil design? Are there existing sewer mains or easements affecting the proposed building footprint? Has the structural engineer considered the ground conditions? And, perhaps most importantly, has the design been assessed against a realistic construction budget?
These aren't minor details to be worked out by the builder later.
They can influence the building layout, the number of dwellings you can achieve, the cost of construction and, ultimately, whether the development remains profitable.
At OwnerDeveloper, we see design and planning as a coordinated development process, not simply the preparation of architectural drawings.
A good design needs more than a good draftsperson. It needs the right consultants, working together, with someone taking responsibility for the overall process.
Property Development Design Is More Than Architectural Drawings
Architects and building designers are essential to the development process. They translate the developer's brief into a proposed building, balancing layout, appearance, functionality, planning controls and the intended market.
An architect may also undertake broader design management and consultant coordination where those services form part of the appointment.
However, architectural documentation alone doesn't necessarily resolve the technical requirements of a development.
Take a typical townhouse project.
The architectural plans may show four dwellings, suitable parking, private open space and an efficient use of the land.
But those plans don't automatically confirm that the proposed foundations are suitable for the site, that the drainage can be accommodated, or that the driveway can achieve the required levels.
These matters involve other disciplines.
A structural engineer needs to consider the building loads, foundations and retaining structures.
A civil engineer needs to resolve drainage, site levels and relevant infrastructure.
A surveyor provides information about boundaries, contours and existing site conditions.
A town planner considers the applicable planning controls and approval strategy.
Depending on the site, geotechnical, hydraulic, landscape, traffic, flood, bushfire and other specialists may also be required.
Each discipline contributes a different part of the overall design.
The challenge for the developer is ensuring those contributions are consistent.
A drawing can be technically correct within one consultant's scope and still conflict with another consultant's design.
That's where proper design coordination becomes critical.
The Problem With Engaging Consultants Separately
Many smaller property developers engage their consultants individually.
They appoint an architect or draftsperson, who recommends an engineer. The engineer suggests another consultant, and eventually the developer has a team of professionals working on the project.
There's nothing inherently wrong with that arrangement.
The problem arises when nobody has been appointed to coordinate their work.
The architect sends updated plans to the structural engineer.
The civil engineer revises the driveway levels.
The landscape designer prepares a planting plan based on an earlier layout.
Meanwhile, the hydraulic consultant is waiting for information about the location of the proposed service connections.
Everyone is working, but the overall design may not be progressing in a coordinated manner.
The developer assumes the consultants are communicating with one another.
The consultants may assume the developer or lead designer is managing the process.
By the time the discrepancies are discovered, several drawings may need to be revised.
In more complicated developments, this can become a cycle of redesigns, additional fees and lost time.
The solution isn't necessarily to engage more consultants.
It's to make sure the consultants already involved have a clear scope, current information and an agreed coordination process.
What should a design coordinator be doing?
A properly defined design coordination role should ensure that consultants understand their responsibilities, receive current drawings and identify conflicts before their documentation is finalised.
It should also involve monitoring outstanding information, managing design changes and identifying decisions that could affect construction costs or approval requirements.
The individual consultants remain responsible for the professional services and technical designs within their appointments.
The coordinator's role is to manage the process and the interfaces between those disciplines.
For developers, this distinction is important. Collecting drawings isn't the same as coordinating a development.
A Stormwater Problem Can Change Your Entire Development
Stormwater is one of the clearest examples of why design coordination needs to begin early.
Imagine purchasing a residential site with the intention of building five townhouses.
The architect develops a layout that makes good use of the available land. The driveway is positioned along one boundary, the dwellings have suitable private courtyards and the overall design appears commercially attractive.
The developer approves the concept.
But when the civil engineer investigates the drainage requirements, a problem emerges.
The site cannot achieve the intended gravity stormwater connection without additional infrastructure or a different approved drainage solution.
An easement over neighbouring land may be required. Alternatively, the design may need to accommodate revised levels, different drainage infrastructure or another solution acceptable to the relevant authority.
This can affect much more than the stormwater drawings.
The driveway levels may need to change.
A proposed on-site detention system may conflict with footings or landscaping.
Retaining walls may become necessary.
The finished floor levels may need to be reconsidered.
And the construction budget could increase significantly.
If the drainage constraints had been identified during the preliminary design stage, the architect and engineer could have worked together to develop a suitable layout.
If the problem is discovered after DA approval, the developer may face additional consultant work, approval complications and delays.
In some cases, the development yield or financial feasibility may need to be revisited.
This is why we encourage developers to investigate the technical constraints that could materially influence a design before becoming committed to a particular layout.
The stormwater engineer shouldn't be the last person to discover that the architect's design won't work.
Start With the Site, Not the Floor Plan
Before asking a designer to maximise the number of dwellings on a property, it's worth understanding what the site can realistically accommodate.
That means looking beyond zoning and minimum lot sizes.
A proper preliminary assessment should consider the site's physical conditions, existing infrastructure and planning constraints.
For example, a detail and contour survey provides essential information about ground levels and site features. Boundary information must also be sufficiently reliable for the proposed work.
A review of the Local Environmental Plan, Development Control Plan and other relevant planning provisions helps establish the development parameters.
But planning controls are only part of the picture.
The site may contain a drainage easement, sewer infrastructure, significant trees, steep slopes or difficult access arrangements.
Ground conditions may make certain foundation or excavation solutions expensive.
Flooding or bushfire constraints may introduce additional design requirements.
These issues can affect what is practical to build, even where a particular development type is permissible.
Why early engineering advice is worth considering
Not every project needs every specialist to undertake detailed design before the first concept is prepared.
That would often be unnecessary and expensive.
However, where a site has obvious technical risks, early advice can prevent much larger costs later.
For example, preliminary geotechnical input may help identify whether extensive excavation or retaining structures are likely.
An early stormwater assessment may establish whether the intended drainage arrangement is feasible.
A review of existing sewer infrastructure may identify restrictions on the building footprint.
These investigations help the designer work with the site's constraints rather than discover them after the layout has been developed.
Your DA Approval Isn't a Complete Construction Design
Another misconception we regularly encounter is the belief that once Council grants Development Approval, the project is effectively ready for construction.
In NSW, a DA establishes planning consent for the proposed development, subject to its conditions.
That doesn't necessarily mean all the technical design and construction documentation has been completed.
For projects requiring a Construction Certificate, additional documentation and coordination will generally be needed before building work can commence.
The approved plans may need to be developed into detailed architectural, structural and services documentation.
Consent conditions may also require specific engineering solutions, additional reports or further information.
Depending on the development, this could involve stormwater arrangements, structural details, energy compliance, landscaping or infrastructure requirements.
Why the DA-to-CC stage catches developers out
A developer may receive DA approval and expect to commence construction within a few weeks.
However, the design team may still have substantial work to complete.
The structural engineer may be waiting for geotechnical information.
The civil engineer may need to finalise the stormwater design.
The architect may need to incorporate conditions of consent.
And the certifier may require further documentation before issuing the Construction Certificate.
If these tasks haven't been properly identified and programmed, the project can remain stalled despite having development consent.
During that time, holding costs and interest may continue.
This is why developers should treat the DA-to-CC transition as a distinct stage of the project, with its own scope, budget, responsibilities and program.
DA approval is permission to undertake an approved development. It isn't confirmation that every construction detail has been resolved.
The Builder Shouldn't Be Left to Resolve the Design
One of the most expensive places to discover a design problem is on the construction site.
Consider a builder who has priced a project based on the architectural and engineering drawings supplied at tender.
Construction begins, and the builder discovers that a stormwater pipe conflicts with a structural footing.
The engineer needs to revise the details.
The revised solution may involve additional excavation, different materials or changes to the structural arrangement.
The builder may then seek additional payment or time.
Whether a variation or extension of time is contractually justified depends on the contract and the circumstances.
But even if the developer disputes the claim, the problem can still interrupt the works.
Now consider a similar issue involving driveway levels.
The architectural drawings show one arrangement, while the civil drawings require different levels to achieve drainage or access requirements.
Resolving that discrepancy during design may involve relatively straightforward coordination between consultants.
Resolving it after excavation, formwork or concrete placement can be far more complicated.
The point isn't that every possible construction issue can be eliminated through design.
It can't.
But developers should aim to resolve foreseeable conflicts before committing to a construction contract.
Why incomplete documentation affects tender prices
Builders can only price the scope and information provided.
Where drawings are incomplete or inconsistent, tenderers may make different assumptions.
One builder may include an allowance for an uncertain item.
Another may exclude it.
A third may include a provisional sum.
The resulting quotations can be difficult to compare accurately.
And the lowest initial price may not represent the lowest final construction cost.
For this reason, a coordinated tender package is an important part of cost control.
A competitive building tender starts with documentation that allows builders to price substantially the same scope of work.
Design-to-Cost: The Most Attractive Design Isn't Always the Most Profitable
Developers often concentrate on achieving the maximum permissible floor area or number of dwellings.
But a larger development doesn't automatically mean a more profitable one.
Consider two possible townhouse layouts on the same site.
The first provides slightly larger dwellings but requires substantial excavation, extensive retaining walls and a complicated structural arrangement.
The second has a more efficient building footprint, simpler foundations and less excavation.
The first design may achieve higher selling prices.
However, if the additional construction cost exceeds the extra revenue, it could deliver a lower development margin.
This is where early cost planning becomes valuable.
A quantity surveyor, estimator or experienced builder can provide practical advice on likely construction costs and identify areas where the design could be simplified.
The architect and engineering consultants can then assess suitable alternatives.
This process is often described as design-to-cost or value engineering.
Done properly, it isn't about removing quality indiscriminately.
It's about understanding which design features create value and which introduce costs that may not be commercially justified.
Common areas worth reviewing
For townhouse and small multi-dwelling developments, these may include:
Basement parking compared with suitable at-grade arrangements.
Excavation depths and retaining wall heights.
Structural spans and building articulation.
Roof forms and façade complexity.
Material selections and construction methods.
Service routes and infrastructure requirements.
Repetition of building elements across multiple dwellings.
A relatively modest adjustment during design can sometimes avoid substantial construction expenses.
The key is obtaining cost advice while changes remain practical.
Once development approval has been obtained, contracts signed or construction commenced, the flexibility to make changes may be reduced.
The Design Brief Should Reflect the Development Strategy
Before appointing the design team, developers should be clear about what they're trying to achieve.
Is the project intended for immediate sale?
Will some dwellings be retained as investments?
Who is the likely purchaser or tenant?
What construction budget must the project meet?
And what return is required to justify the investment?
These questions influence design decisions.
A development intended for family owner-occupiers may benefit from different layouts, storage, parking and finishes than a project primarily targeting rental investors.
Likewise, a developer planning to retain properties may place greater emphasis on maintenance, durability and long-term operating costs.
The architect needs this information to prepare an appropriate design brief.
But the development manager or person overseeing the project should also ensure the brief aligns with the financial feasibility.
A well-designed property that exceeds the available budget or fails to meet market demand is unlikely to achieve the developer's objectives.
The design team needs to understand the commercial purpose of the project—not simply the number of bedrooms and bathrooms required.
Who Should Be Responsible for Design Coordination?
For some projects, an experienced architect may be engaged to lead the design team and coordinate the relevant consultants.
For others, the developer may appoint a development manager or project manager to oversee the process.
The appropriate arrangement depends on the scale of the project, the consultant appointments and the developer's own experience.
What matters is that responsibility is expressly allocated.
A developer should be able to answer several basic questions.
Who manages the overall design program?
Who checks that the consultants are working from current drawings?
Who follows up outstanding engineering information?
Who identifies conflicts between disciplines?
Who manages the design implications of Council conditions?
And who advises the developer when a design change affects the budget or project schedule?
If nobody has accepted responsibility for these tasks, the developer may end up managing the process personally without having the time or technical experience to do it effectively.
That doesn't mean the coordinator must make every engineering or architectural decision.
Those decisions remain with the appropriately qualified professionals.
But someone needs to manage the information, responsibilities and decision-making process.
A Practical Design Coordination Checklist for Developers
Before lodging a DA or progressing to construction documentation, it is worth reviewing the following.
Item to check | Why it matters |
Current site survey and boundary information | Establishes reliable design information |
Planning controls and approval strategy | Helps identify the appropriate development and approval pathway |
Preliminary stormwater assessment | Identifies drainage constraints that may affect the layout |
Geotechnical investigation, where warranted | Informs foundations, excavation and retaining structures |
Existing services and easements | Helps avoid conflicts with infrastructure |
Architectural and engineering coordination | Identifies discrepancies between disciplines |
Preliminary construction cost review | Tests whether the proposed design remains financially viable |
Consultant scopes and responsibilities | Reduces gaps and duplicated work |
Drawing revision control | Helps ensure consultants use current documentation |
Updated development feasibility | Reflects changes to design, costs and program |
The level of detail should be appropriate to the project's stage and complexity.
The objective isn't to delay every development with unnecessary reports.
It's to identify the matters that could significantly affect the design or feasibility before the developer commits further capital.
Five Warning Signs Your Design Process Needs Attention
1. Consultants are working from different drawing revisions.
This increases the likelihood of discrepancies and unnecessary redesign.
2. Important engineering questions remain unanswered.
Unresolved drainage, ground conditions or infrastructure issues may affect the layout and construction cost.
3. Nobody is managing the consultant program.
When responsibilities are unclear, information requests and design decisions can remain outstanding for weeks.
4. The feasibility hasn't been updated since the original concept.
Design changes can affect construction costs, infrastructure requirements, development yield and end values.
5. The builder is repeatedly asking for fundamental design information.
Requests for information are normal during construction. However, persistent uncertainty about basic design requirements may indicate that the documentation wasn't sufficiently developed or coordinated before work commenced.
These warning signs don't necessarily mean the project is in trouble.
But they should prompt a review before further time and money are committed.
OwnerDeveloper's Perspective: Design Problems Are Cheaper to Fix Before Construction
In property development, some of the most expensive problems encountered during construction began as unresolved questions during design.
A retaining wall that wasn't properly considered.
A stormwater connection that wasn't investigated early enough.
A driveway that cannot achieve the required levels.
Or structural and architectural drawings that don't agree.
By the time these issues reach the construction site, the developer may have fewer options and significantly more money at risk.
Having worked across building and development, we understand why these problems occur.
Architects, engineers and specialist consultants each have an important role, but they often work under separate appointments with different deliverables and deadlines.
Without clear coordination, it's easy for information to fall between those responsibilities.
At OwnerDeveloper, our approach is to consider the design as part of the broader development process.
That means looking at planning requirements, engineering constraints, construction methodology, cost and commercial feasibility together.
We help developers establish the right consultant team, manage the design process and identify potential conflicts before they become expensive construction issues.
Because the objective isn't simply to produce a set of drawings that can be submitted for approval.
It's to develop a project that can be approved, priced, financed and constructed with an appropriate level of certainty.
Your architect or draftsperson may have finished the plans. But until the consultants have coordinated their work, the design process may be far from finished.
And for property developers, that distinction can be worth far more than the cost of the drawings themselves.
Frequently Asked Questions
Is an architect or draftsperson enough for a property development?
An architect or building designer can prepare architectural documentation and may coordinate other consultants if appointed to do so. However, developments often require input from structural, civil, geotechnical, hydraulic and other specialists. The necessary consultant team depends on the site, development type and approval requirements.
What is design coordination in property development?
Design coordination involves managing the work and information shared between architects, engineers and other consultants to ensure their documentation is consistent, compatible and aligned with the project's planning, construction and commercial requirements.
Who coordinates the design team on a NSW property development?
The responsibility may sit with a lead architect, design manager, development manager or another suitably experienced professional, depending on the appointments. Developers should confirm the coordination scope and responsibilities in writing.
What's the difference between DA drawings and Construction Certificate drawings?
DA drawings support the planning assessment and approval process. Construction Certificate documentation addresses the relevant technical and regulatory requirements for construction. The documentation required depends on the project and approval pathway.
How can better design coordination reduce construction costs?
Early coordination can identify conflicting drawings, unresolved engineering issues and expensive construction details before tendering or construction. This can reduce the risk of redesign, delays and variations, although it cannot eliminate all construction uncertainties.
Disclaimer: OwnerDeveloper’s blogs are provided for general information and educational purposes only. They do not constitute financial, legal, tax, investment or other professional advice. Every property development involves unique circumstances and risks. Readers should seek independent advice from appropriately qualified professionals before making any investment, financial or development decision.
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