At LVA Architects, we follow a structured architectural process that guides projects from early feasibility through planning approval, construction documentation, and optional construction support.

Each project may involve different stages depending on the approval pathway (Development Application or Complying Development Certificate) and the services required.

The specific stages included for your project will always be confirmed in the project quotation.

A. Core Architectural Design Services

A0. Feasibility Study

This stage assesses whether a proposed project is feasible before committing to full design services.

Typical services may include:

  • Preliminary planning and zoning review
  • Site opportunities and constraints analysis
  • Initial development yield review
  • Planning pathway strategy (DA or CDC)
  • Identification of approval risks and constraints

This stage is particularly valuable for development sites, duplex projects, and Specialist Disability Accommodation (SDA) projects.

A1. Concept Design

The concept design stage establishes the overall architectural direction for the project.

Typical services may include:

  • Review of the project brief
  • Site analysis and design response
  • Preparation of preliminary floor plans
  • Concept site planning and layout options
  • Design presentation for client review
  • Initial design refinement

The goal of this stage is to confirm the preferred architectural concept before detailed design begins.

A2. Design Development

At this stage the approved concept design is further refined and coordinated.

Typical services may include:

  • Development of floor plans, elevations and sections
  • Preliminary material and façade design
  • Review of planning and compliance requirements
  • Coordination with consultant input
  • Preparation of a coordinated architectural design

This stage ensures the project is ready for statutory approval documentation.

A3. Development Application (DA)

This stage involves preparing documentation required for Development Application submission to the local council.

Typical services may include:

  • Preparation of DA architectural drawings
  • Site plan, floor plans, elevations and sections
  • Coordination with planning consultant and relevant consultants
  • Preparation of documentation required for council submission
  • Support during the DA lodgement process

A3.1 DA Response / RFI Response

After a Development Application is submitted, the council may request additional information.

Typical services may include:

  • Responding to council Requests for Information (RFI)
  • Minor drawing revisions to address planning issues
  • Clarifications supporting the assessment process

Where significant redesign is required, additional fees may apply.

A4. Construction Certificate Documentation (CC)

After DA approval, more detailed architectural documentation is required for Construction Certificate approval.

Typical services may include:

  • Detailed architectural drawings
  • Construction details and documentation
  • Door and window schedules
  • Coordination with engineering consultants
  • Preparation of documentation required for CC approval

A4.1 Consultant Coordination for CC

This stage involves coordination between the architect and engineering consultants to ensure all documentation is consistent.

Typical services may include:

  • Coordination with structural engineers
  • Integration of consultant information into drawings
  • Review of consultant documentation for coordination

A4.2 Certifier / Authority Responses for CC

During CC assessment the certifier may request clarification or additional documentation.

Typical services may include:

  • Responses to certifier queries
  • Minor drawing amendments required for approval
  • Documentation updates required by authorities

A5. Complying Development Certificate Documentation (CDC)

Some projects may proceed under the Complying Development pathway instead of DA approval.

Typical services may include:

  • Preparation of architectural drawings suitable for CDC submission
  • Compliance with planning controls and codes
  • Coordination with the private certifier

CDC is only available where projects satisfy the relevant planning regulations.

A5.1 Consultant Coordination for CDC

This stage involves coordinating consultant input for projects proceeding through the CDC pathway.

Typical services may include:

  • Integration of consultant information into the architectural drawings
  • Coordination with certifier requirements
  • Documentation updates required for compliance

A5.2 Certifier Response / Amendments for CDC

Where required, this stage covers responses to certifier feedback.

Typical services may include:

  • Clarifications requested by the certifier
  • Minor drawing amendments to address compliance requirements
  • Documentation updates required to obtain CDC approval

A6. Issued for Construction Documentation (IFC)

Once approvals are obtained, the final construction documentation is issued.

Typical services may include:

  • Final architectural drawings for construction
  • Issue of the Issued-For-Construction (IFC) package
  • Final coordination of architectural information

These drawings are used by the builder to construct the project.

A7. Construction Services / Contract Administration

Where engaged, LVA Architects can provide architectural services during the construction phase to support design integrity, coordination, and compliance with the approved documentation.

Typical services may include:

  • Review and response to builder RFIs and documentation queries
  • Periodic site inspections to assess construction against approved drawings
  • Identification of non-conforming work and issuance of architectural observations
  • Attendance at site meetings, as required
  • Review of shop drawings and selected material submissions
  • General architectural advice to support construction progress

These services assist in maintaining design quality, reducing construction risk, and ensuring alignment with approved documentation.

Please note:

  • LVA Architects do not undertake project management or site supervision roles
  • Detailed construction methods and site safety remain the responsibility of the builder
  • Additional services beyond the agreed scope will be charged on a time basis

This stage is optional and can be tailored depending on the level of involvement required.

B. Additional Architectural Services

The following services may be provided where required and are typically outside the core architectural scope.

B1. Design Practitioner Declarations (DBP Act)

For certain Class 2 and Class 3 projects in NSW, regulated design declarations are required under the Design and Building Practitioners Act.

Services may include:

  • Preparation of design compliance declarations
  • Coordination with consultant declarations
  • Lodgement through the NSW Planning Portal

B2. Redrawing /As-Built / Record Drawings

After construction, record drawings may be prepared if required.

Typical services may include:

  • Redraw the provided plans in a formal architectural format suitable for submission.
  • Prepare record (as-built) drawings reflecting the completed construction.

B3. Negotiation for Development Application

Some projects require additional planning support beyond standard documentation.

Typical services may include:

  • Meetings with council planners
  • Planning strategy discussions
  • Support during planning negotiations

B4. Illustration / 3D Visualisation

Additional presentation material may be prepared where required.

Typical services may include:

  • 3D architectural views
  • Conceptual perspectives
  • Visual material for client presentation or marketing

B5. Trade Package Documentation

Certain projects may require additional detailed documentation for specific trades.

Typical services may include:

  • Joinery packages
  • Interior detailing packages
  • Specialist documentation for construction trades

B6. Variations or Additional Architectural Services

Additional architectural services may be required where the project scope changes or where work is requested beyond the agreed services.

These services may include:

  • Design revisions requested by the client after a stage has been approved
  • Additional drawings or documentation required by authorities or certifiers
  • Additional coordination with consultants beyond the agreed scope
  • Significant design changes arising from client instructions
  • Additional meetings, sketches, or documentation outside the agreed scope

Such services will be treated as variations to the original agreement and will be charged at the standard hourly rate or as otherwise agreed with the client.

B7. Tender / Builder Selection

LVA Architects can assist clients during builder selection if requested.

Typical services may include:

  • Issuing documentation to selected builders
  • Responding to builder queries during tender
  • Assisting the client in reviewing builder submissions

B8. Construction Advice / Site Issue Resolution

Additional construction advice may be provided where issues arise on site.

Typical services may include:

  • Reviewing and responding to site queries
  • Sketches or advice to resolve construction issues
  • Clarifications of design intent
  • Architectural sketches or advice to assist site resolution
  • Responses to builder RFIs beyond the agreed scope

These services are generally charged separately unless included in the project agreement.

B9. Project Coordination Services

Project coordination services associated with identifying and coordinating suitable consultants for a project.

Typical services may include:

  • Identifying appropriate consultants for the project
  • Coordinating consultant engagement
  • Facilitating communication between the client and consultants

These services may be treated as additional services and charged accordingly.

Tailored Services for Each Project

Not every project requires every stage.

The exact scope of services will depend on:

  • project type
  • approval pathway (DA or CDC)
  • construction complexity
  • level of architectural involvement required

The applicable stages will always be clearly identified in the project quotation.

How the stages are typically used

Not every project will require every stage.

For example:

Residential DA pathway

A0 → A1 → A2 → A3 → A3.1 → A4 → A4.1 → A6

CDC pathway

A0 → A1 → A2 → A5 → A5.1 → A6

Projects with construction phase involvement

A0 → A1 → A2 → A3 / A5 → A4 / A6 → A7

The applicable stages will always be identified in the project quotation.

Terms and Conditions

All services are subject to the LVA Architects standard terms and conditions.

Please refer to: LVA Architects – Standard Terms and Conditions of Engagement