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Renovated kitchen at Wynnum West in Brisbane by Three Stems residential building designer

your building design questions answered

helpful information for your renovation or build

Perhaps you have come to the conclusion that your current house is just not working for you and you want to do something to improve it. It’s now time to start thinking about renovating, extending, raising and building in under, or a combination of the above.

Maybe you’re now toying with knocking the whole thing down and starting over, or you have some land and have unlimited ideas and too many options, and you really don’t know where to start…

I’ve had all the questions from people trying to make sense of their project and the process. Whether you need to know who to contact first, what options are available, or simply what that part of the house is called, you’re in the right place!

If you still have questions after exploring the information here, don’t hesitate to reach out to me directly. I’m here to help!

faqs

three stems questions

What is your building design experience?

Nearly 20 years in the building industry! I started my first real job as a draftee at a project homes company, where I learned a hell of a lot about construction and processes, but I also learned that I would rather talk to the clients myself so I can understand what they are trying to achieve rather than guessing via 3rd person paperwork.

10 years later I upgraded my education from a diploma to a degree. Whilst on maternity leave I took a leap and became a licensed building designer.

Am I a Three Stems preferred client?

At Three Stems, we understand that many of our clients are busy juggling work and family life.

As a parent of two young kids myself, I know how challenging it can be to find the time to thoughtfully plan a renovation. That’s why I offer a service designed to alleviate the stress of the pre-site process.

I connect you with a builder who understands family dynamics and is dedicated to making the renovation journey smooth and enjoyable. Our goal is to help you create a home that your family will cherish for years to come.

What’s the difference between a drafter, building designer, and architect?
  • Drafter: A drafter can draw plans but cannot submit them for certification or construction. You will need a licensed professional to handle that part.
  • Building Designer: We design and document your plans, ready for certification and construction, as we are licensed and insured. This is the sweet spot for affordability if you’re making structural changes without needing full-blown architectural designs.
  • Architect: They have been at uni a looong time, have higher qualifications, and they can charge the dollars to suit. They are required to be board registered.
What does a building designer do?

A building designer, designs and documents a proposed building. These services are necessary if you are making structural changes to your home’s floor plans, for example extending the floor area or removing walls. In Queensland, building designers are licensed and insured, and their plans can be approved for construction.

process questions

What is a full specification document?

A specification document lists the fixtures and finishes specified for the build. Builders love being provided with a colour specification. Having this document before the build commences means a smoother process as the builders have all the information upfront.

Can I just get plans drawn?

Yes. If you have your own engineer or are a surveyor, or would like to organise your own external consultants, then I am able to provide a tailored quote to suit your individual requirements.

How many changes can I make to the plans?

The initial draft will be sent through to you with options, based on the onsite consultation.

The first plan will provide the layout as discussed and an alternative option as applicable. You then have 2 opportunities to make changes to your selected layout.

Can someone help me with choosing colours?

Absolutely! As part of the pre-site package, a 90-minute onsite colour consultation is included free of charge with my Interior Designer Stephanie from Margaux Interiors. If you need further support we can arrange a price for a full specification document to be provided. 

Can I use my own engineer/surveyor/certifier etc?

Yes, you are welcome to organise your own external consultants. In this case, contact me to arrange a quote to provide plans only.

Does the pre-site package include all the external consultants I need?

The pre-site package includes all the consultants required for most projects. Some projects require extra consultants, and you will be advised during the preliminary design phase.

What consultants do we need for a renovation or extension?

For a home renovation or extension project, you’ll typically need several types of consultants to ensure that the work is well-planned, compliant with regulations, and executed to a high standard. Here’s a list of essential consultants for most renovations or home extensions in Brisbane or Ipswich:

Additional consultants can also include:

  • Hydraulic engineer
  • Town Planner
Do you provide options for the layout?

Yes! In the first revision I generally provide 2 floor plan options, and sometimes a few different alternative layouts for say the bathroom or kitchen. 

What does the pre-site process involve?

The process will get your ideas from your head, onto building design plans, which are then approved by a certifier, meaning you end up with plans that are ready to hand to a builder for construction.

How long does the pre-site process take?

In short, generally 3-4 months from our first site visit to gaining approvals for the build.

The timeline depends on factors like how quickly you make decisions, as well as any site-specific applications or restrictions, such as town planning, relaxations, and BOS applications. Here’s a typical timeline:

  • Surveyor: Provides the survey within 2 weeks of the initial site visit.

Once I receive her plans and conduct my site measure, whichever comes last,

  • First Draft: Sent within 2 weeks after receiving the survey plans and completing the site measure.
  • Subsequent Drafts: Turnaround is significantly quicker.
  • Engineer: Takes 2 weeks to complete their part.
  • Final Plans: Provided within 1 week after the engineer’s work is done.
  • Builder Contract: Now is the time to get your builder to provide the contract.
  • Certifier Approval: Takes up to 1 month, depending on the involved applications.

certification questions

What are the livable housing design guidelines?

The livable housing design guidelines are technical provisions that have been set to help meet the needs of the community. The main requirements are to allow access to and through the dwelling. Providing wider openings and doorways, and reducing any trip hazards.

Can I build over an easement?

Sometimes. This will depend on who owns the easement, and what the easement is for. The certifier will do an application either to the Brisbane or Ipswich City Council, or to Urban Utilities. To find out who owns the easement, a titles search maybe required, which for Queensland properties can be done at this link:  https://www.titlesqld.com.au/title-searches/ 

What is BAL?

The Bushfire Attack Level (BAL) rating categorises the severity of potential bushfire exposure and dictates the minimum construction requirements necessary to increase a building’s resistance to bushfires.

BAL-LOW: Low risk, no special construction requirements.

BAL-12.5: Low to moderate risk, some ember protection required.

BAL-19: Moderate risk, additional ember protection and protection against radiant heat.

BAL-29: High risk, more stringent requirements for ember protection and radiant heat.

BAL-40: Very high risk, even stricter construction requirements.

BAL-FZ (Flame Zone): Extreme risk, requires the highest level of protection, including against direct flame contact.

When designing a building in a bushfire-prone area, knowing the BAL is essential to ensure compliance with local regulations and to enhance the safety of the building’s occupants.

What is a Development Approval (DA)?

A development approval is approved by the council. A town planner will need to be engaged to prepare an application on behalf of the owner. A DA is required if the proposed plans do not comply with the council (BCC or ICC) requirements.

What is a Building Approval (BA)?

A building approval is approved by a private certifier. It’s requirements are triggered when any engineering is required.

What does a building certifier do?

A building certifier is the ultimate checklist checker. They go through and ensure that the plans comply with the Queensland Development Code (QDC), specific council requirements etc. This includes verifying that buildings are structurally sound, safe from fire, protected against pests, and meet energy and water efficiency standards. Then at the end of the build, they will come back and confirm that the builder built as per the plans.      

While private building certifiers issue most building approvals, Brisbane City Council also offers these services. Certifiers must lodge building work documentation with the Council and conduct technical inspections throughout the building process.

More information about the building approval or certification process is available on the BCC website at this link.

What restrictions are on my block of land (Brisbane or Ipswich)?

Each council has a ‘city plan’ which indicates what ‘overlays’ are on your block. They are often there to help preserve the character of the neighbourhood. Please refer to your relevant council website below for details:

The restrictions may include:

  • size of the dwelling
  • site coverage
  • height of dwelling
  • character of the dwelling (in certain areas)
  • Demolition restrictions
  • height of floor level (flood overlays)
  • bushfire requirements
  • additional acoustic requirements
Where are the underground services on my Brisbane or Ipswich property?

In new suburbs, most services are conveniently run along the footpath. Or, if your land slopes rearward, the services will be found along the back boundary.

If you own an older block the services may not be in the most logical location. Ugh.

Watch out, they can be found any which way! Check out “dial before you dig” here: https://www.byda.com.au/

Services that may be present include:

  • sewer lines
  • water connection
  • stormwater discharge
  • gas lines
What is a BOS?

It is the name of the application if you need to “build over services”. This could be sewer or water lines. An engineer will need to provide a design for the application to ensure no load is added to the pipes to avoid breakage. The ‘owner’ of the pipe is either Urban Utilities or your local council.

What is a non-habitable room?

A non-habitable room refers to spaces not intended for regular occupancy or living purposes. Examples include bathrooms, laundries, water closets, pantries, walk-in wardrobes, corridors, hallways, and other specialised areas that are not used frequently or for extended periods.

construction questions

What are some common building terms?

Bulkhead – The part of the wall above an opening. It might be used to hide a beam. Or it might be more decorative and used to separate different spaces whilst still providing an open plan.

Load bearing wall – A wall that supports the weight from above. To remove this type of wall, an engineer is required to specify a beam to suit. This beam may be located below the ceiling and therefore be visible.

Pitching point – The pitching point is where the roof comes down and meets the wall. The weight of the roof therefore is loaded on that wall. This wall would then be a load bearing wall. This is important to understand, in Queenslanders in particular, due to their articulated roofs.

What are different roof types?

There are a few main roofs that are well know and used in high frequency in Brisbane residential housing. Most homes will use one or more in combination to provide interest and articulation.

  • Gable
  • Hip
  • Skillion
  • Parapet
I have a brick house, can I add a level on top?

Yes! We can remove your roof and add an additional level on top.

This can help you capture better views and breezes. It might also be the best option if you have limited space to extend outward or do not want to lose valuable yard space.

Should I dig down under my Queenslander, rather than lifting it?

Well, the short answer is: maybe! Consider these questions to decide:

  • Is your block sloping?

If the answer is yes: It might make more sense to dig out a portion to achieve legal height.

  • Is part of the house already built in underneath?

If the answer is yes: You might just need to dig out a little bit, rather than demolishing the entire existing underneath.

  • Do you hate walking up stairs?

If the answer is yes Let’s avoid adding any more stairs.

  • Do you like the connection between the yard and house, especially for watching kids?

If the answer is yes: Let’s avoid adding any more stairs.

 

What height should I lift my Queenslander?

Generally the maximum height you can lift a Queenslander in the Brisbane City Council is 9.5m from the top of the roof to the natural ground level (NGL).

The minimum legal height for a habitable room is 2400h. For a non-habitable room (eg bathroom) 2100h is required. 

A nice-to-have height is 2700mm ceiling height. I would suggest this is a must if you are planning to move all your living areas downstairs.

general questions

I need some inspiration!

Follow my socials for updates and photos from previous and current projects.

facebook: threestems

instagram: threestemsdesign

pinterest: threestems

What are some reference books about Queenslanders?

Here is some suggested reading if you are interested in learning more about the history and architectural features of Queenslander homes:

Can I remove trees from my Brisbane property?

Usually yes… But to be sure I recommend undertaking a Protected Vegetation Enquiry via the Brisbane City Council. The application is free and will provide you with a ‘Protected Vegetation Report’. Please refer to the BCC website here for more information

Some reasons vegetation might be protected include:

  • If it is a significant native or landscape tree/s
  • Proximity to waterways
  • If it is located in a rural or bushland area
  • If it has heritage value
Can I plant a verge garden in Brisbane?

Good news! YES!

Planting a verge garden is a wonderful way to connect with your community. No permission is necessary, but please refer to the Brisbane City Council checklist to ensure that your garden complies with regulations and does not impact others’ needs.

I strongly believe sympathetic landscaping adds significant value to your home, streetscape, and overall neighborhood. And with smaller block sizes, extending your garden into the nature strip is an easy way to add a little bonus beneficial and beautiful greenery.

How close can I construct a driveway to a street tree?

As per Brisbane City Council guidelines:

  • If the street tree is of cylindrical form, you are required to be 2.0m from the trunk.
  • If the street tree is of a buttress street tree no construction is to take place under the drip line or within 5.0m of the trunk.
  • If the street tree is small, you can be as close as 1.0m from the trunk.

If you need to remove the street tree, for your building works, you must contact Brisbane City Council to arrange an inspection before commencing.

What is an identification survey?

An identification survey is required to determine the location of your actual boundaries. The surveyor will physically mark the locations of the boundaries, using screws or pegs, which you can see.

This helps resolve or prevent future disputes regarding fences or buildings that may be too close or even over the boundary.

What is a contour and detail survey?

A contour and detail survey is used to show the topography of a lot. It locates existing buildings, gardens, fences, landscaping, and other significant property features, including their heights. This type of survey is crucial for planning and design purposes, as it provides a comprehensive overview of the land’s contours, elevations, and any potential obstacles or opportunities for development.