Commercial and fit-out · Sydney and NSW
Commercial and fit-out architects for Sydney businesses
Open on time, on budget and with the right approval. We design shop, salon, restaurant and office fit-outs and small industrial buildings, and work out early whether you need a DA, a CDC or no approval at all.
- Registered Architect, NSW No. 11683
- Change of use, CDC and DA approvals
- Access and fire upgrades identified early
- Fit-out documents builders can price
Every project is different. Contact us to discuss scope and a quotation.
What we design
Fit-outs and commercial buildings we work on
LVA leads the design and coordinates the consultants each project needs, from first site review to construction documents.
| Project type | What it covers |
|---|---|
| Salons and nail bars | Beauty, nail and skin premises designed for workflow, hygiene and Council health requirements |
| Restaurants, cafes and food courts | Dining layouts, commercial kitchens, shopfronts and food premises requirements |
| Offices | Workplace layouts, meeting rooms, amenities and refurbishment of existing offices |
| Small retail | Shop fit-outs, shopfronts, signage zones and display planning |
| Recreation venues | Larger interior upgrades and concept design for entertainment and leisure venues |
| Warehouses and industrial | Small industrial buildings, warehouse fit-outs and changes of use |
Every project is different. Contact us to discuss scope and a quotation.
Approval first
Check the approval pathway before you sign the lease
A new business in an existing building usually falls into one of three pathways. The right one depends on the zoning, the lawful current use of the premises, the building classification and the work proposed.
- Exempt development. Some changes of use and internal fit-outs need no approval, where the premises have a lawful current use, the building classification does not change and the work meets the standards in the Codes SEPP.
- Complying development (CDC). Many commercial and industrial fit-outs and changes of use can be approved by a certifier under the Industrial and Business Buildings Code, if the site and proposal meet every standard.
- Development application (DA). Where the use is not permitted as exempt or complying development, or the standards cannot be met, a DA to Council is required.
We confirm the pathway early, so you know the likely time, cost and risk before you commit to a lease or fit-out budget.
Access and fire
Access and fire upgrades, found early rather than late
The fit-out itself is rarely what blows the budget. More often it is the upgrade work the approval brings with it, found only after the lease is signed.
Access
Where new work needs approval, the Premises Standards and the NCC can require an accessible path of travel from the main entrance to the new work area, and may affect the entry, ramps, doors and accessible toilets. Exemptions and concessions exist, but they must be assessed and documented.
Fire safety
Council or the certifier can require existing fire safety measures to be brought up to a suitable standard, particularly for a change of use. This can affect exits, exit signs, emergency lighting, fire separation, hydrants, hose reels and the annual fire safety statement.
Services and structure
Commercial kitchens, wet areas and new plant can trigger mechanical exhaust, grease arrestor, hydraulic and structural input.
A realistic scope
We review the building before you commit, flag the likely upgrades and bring in access, fire and services consultants only where needed. You get a realistic scope and budget before the lease is signed, not after.
Industry requirements
Each trade has its own rules
Beyond planning and the NCC, many businesses are also regulated by Council's health and environmental teams. We coordinate the drawings with these requirements so the documents suit both the certifier and Council's inspection.
| Business type | What usually needs to be designed for |
|---|---|
| Restaurants, cafes and takeaway | Food premises fit-out requirements: cleanable floor, wall and ceiling finishes, hand basins, cool room and storage, mechanical exhaust, grease trap and trade waste |
| Nail bars, beauty and skin clinics | Council public health requirements for skin penetration and beauty premises: hand basins, cleaning and sterilising areas, ventilation for nail products, durable finishes |
| Offices and retail | Access, fire safety, amenities numbers and, where needed, acoustic separation from neighbours |
| Warehouses and light industrial | Vehicle access and loading, storage of goods, fire safety for larger floor areas, and any operational limits in the consent |
Requirements are set by NSW legislation, the Food Standards Code and each Council's policies, and are confirmed for each site.
Designing for trade
A space that works on day one and keeps working
Compliance gets you open. Good design helps you trade.
- Brand and first impression. A shopfront and interior that reflect the business and suit its customers.
- Customer and staff flow. Clear sightlines, a sensible counter or reception position, and back-of-house that works at peak times.
- Durable, maintainable finishes. Materials chosen for heavy use and easy cleaning, not just for the opening photos.
- Programme and downtime. Documentation and staging that help your builder work to the lease and fit-out period, so you start trading sooner.
- Budget control. Clear documents and a defined scope reduce variations during construction.
Selected projects
Selected commercial projects
Elegant Nail Bar, Dubbo
Nail bar fit-out with a clean, durable finish and efficient workstation layout.
View project → Interior design for DARestaurant interior, Parramatta
Restaurant interior designed and documented for the DA.
View project →Restaurant interior, St Marys
Restaurant interior planned around customer flow and kitchen operation.
View project →Office interior renovation, Bankstown
Office refurbishment to improve workspace layout and finishes.
View project → DeliveredFood court renovation
Renovation of a shared food court.
View project → Concept designBowling centre, NW Sydney
Concept design for a recreation venue.
View project → Concept designIndustrial facility, Penrith
Concept design for an industrial building.
View project →Our process
How we work on a commercial project
- Site and lease review. Before you sign, or as early as possible, we check zoning, the current lawful use, the building and likely upgrade work.
- Approval strategy. We confirm whether the work is exempt, suits a CDC or needs a DA, and explain the time, cost and risk of each.
- Concept design. Layout, customer flow, shopfront and finishes, tested against the brief and budget.
- Consultant coordination. Access, fire, mechanical, hydraulic, structural or acoustic input, only where the project needs it.
- Approval documents. Drawings and reports for the CDC or DA, and responses to certifier or Council requests within the agreed scope.
- Construction documents. Fit-out drawings, finishes and joinery details for pricing and construction, coordinated for the CC where required.
- Support during construction. Answering builder questions and helping close out the occupation certificate, where engaged.
FAQs
Common questions
Do I need approval for a shop fit-out?
Often, but not always. Some fit-outs and changes of use are exempt development if the premises have a lawful existing use and the work meets the set standards. Others need a CDC or a DA. We check the site and the proposed use before you commit.
Can I open in an existing shop without a DA?
Sometimes. If your business falls in the same use as the lawful current use, or the change of use and fit-out meet the exempt or complying development standards, a DA may not be needed. If not, a DA is required before you start work or trade.
Will I need to upgrade access or fire safety?
It depends on the building, the work and the approval. New work can trigger an accessible path of travel and fire safety upgrades. We identify the likely upgrades early so they are in the budget and programme.
How long does approval take?
Exempt work needs no approval. A CDC is usually faster than a DA because it is assessed against set standards. A DA takes longer and depends on Council, the site and any objections. We give a realistic timeframe once we know the pathway.
Do you design warehouses and industrial buildings?
Yes. We work on small industrial buildings, warehouse fit-outs and changes of use, from feasibility and concept design through to approval and documentation.
How much does it cost?
Every project is different. Contact the LVA Architects team to discuss your project and receive a quotation.
Further reading
Read more before you commit
- CDC vs DA: which approval path is right for your project in Sydney
- How to prepare for a successful development application in Sydney
- How many sub-consultants are required for your project
- What gets built on site is not just drawings, it's coordination
- DBP Act and Design Practitioner services for mixed-use projects with apartments above shops
Found a site or signed a lease?
Talk to us before you commit to the fit-out. A short review now can save months of delay and unexpected upgrade costs later.