Home Extension vs Addition - What should you do?

Drive down almost any street in Sydney and you’re likely to come across at least one renovation taking place. And it’s no wonder. With 2,050 private residential renovations approved in March 2021 in NSW alone (valued at a record total of $354 million), we really are a “renovation nation”. The demand to increase the size and layout of older style, single-story homes to suit modern, growing families has never been higher.

Short of a knock-down rebuild, increasing the size of your home can be done in two ways:

1)     A ground floor Extension (going out), and/or

2)     A second story Addition (going up).

The best course of action will be obvious to an experienced Architect and will be largely dependent on the size and nature of your block, and the structural condition of your existing home. 

Planning factors

There are three core planning factors when considering whether to go up, or out, or both:  

1)     Block size: If you are limited to a small block size, or you don’t want to lose existing outdoor space, your only option may be to add an additional story.

2)     Structural integrity: The current condition of your existing home will also be a determining factor in how extra space can best be created. Homes in a poor condition may require very costly structural engineering and foundation work to enable a second story addition.   

3)     Depending on whether you’re considering a renovation built to Complying Development Certificate (CDC) code, or seeking approval via a Development Application (DA), there are limits to the maximum Gross Floor Area (GFA) and height limits of your home, set by the State Government or local councils. Most wouldn’t be at risk of exceeding these limits, however your Architect can provide advice by accurately measuring your existing floor space and factoring this into your new design. 

Considering a second story Addition?

When you need more space and don’t want to reduce your garden and/or outdoor living area, a second story addition is a good idea.

Typically, the downstairs bedrooms are moved upstairs along with a second family bathroom, to make more room for open plan living on the ground floor.

In most cases, a second story addition is more complex from a design perspective and requires careful planning and skill to seamlessly integrate the two areas, with placement of the new staircase key to ensuring good flow throughout the home. New structural reinforcements also need to be factored in to support an additional story, and lightweight materials used to construct the upper level.

For safety reasons, in most cases you will need to temporarily move out while your second story is being built, as the construction of this will impact the whole house. As such, you will need to make allowance for a short-term rental property into your overall renovation budget.

Looking to Extend your existing home?

Many older style homes are on very generous block sizes, meaning an extension can be a great way to expand your internal living space, while still leaving enough garden area to enjoy outside. Furthermore, for anyone with mobility issues, having everything contained to the ground floor is a wise decision.

Typically, a new section is added to the back of the house paving the way for a new open plan kitchen / living / dining area, leading to the outdoor space. The floor plan is reconfigured to open up the home with some cases even allowing the creation of an extra bathroom, and/or bedroom, or that much needed home office.

Considerable preparation work will need to be done to level the ground, lay foundations, and provide drainage for your new extension.

Depending on the extent of the renovation, you may still be able to live in your home while the extension work takes place.

So, which way should I go?

There is generally only one viable solution for each property to create additional space based on the planning factors mentioned, and what you are trying to achieve. The costs for an extension versus addition are typically on par, with each having a significant amount of either foundation or structural work required. For a closer look at what you may be able to achieve within your renovation budget, read our blog “What can you achieve with a renovation budget of $250,000, $500,000 and $1 Million”.

Contact MILEHAM today for your complimentary consultation to receive guidance and advice on the best way to create more space in your home: https://www.mileham.com.au/enquire

Renovate vs Rebuild – What’s the tipping point?

When it comes to designing your ideal home, there are various ways to achieve a great result:

• Renovating within the existing walls of your home

• Enlarging the current footprint with an addition (going up) or extension (going out)

• A partial rebuild, where a poorly designed section of your home is knocked down and replaced

• Demolishing your entire site and starting fresh for a completely new home.

Many undertaking a big renovation project will spend weeks, months, and even years trying to navigate which path will achieve their desired outcome. With so many decisions to make, we understand it’s a daunting task, and have put the following information together to help guide you.

THE BIG PICTURE

Before you get entrenched in the finer details of the beautiful new kitchen you’re dreaming of, it’s important to step back and look at the broader design basics of your existing home to see how it stacks up: 

1. Orientation – does your existing home make the best use of the block you’re on? 

• Does it allow for sunlight when you want warmth, and shade when you don’t?

• Is your home bright and airy with good cross-ventilation, or pokey, damp and dark?

• Are you already capitalising on great views, or staring into your neighbour’s property?  

2. Current Condition – the condition of your existing home will play a big part in deciding whether it’s worth keeping or demolishing.

• Do you have a solidly built shell with good foundations to work with? – as opposed to ongoing issues with rising damp, termites, movement, cracking or flooding

• Is your home showing signs of age (inside or out), but could be brought back to life with some maintenance and TLC?

• Do you have lots of charming features you’d like to retain? 

3. Brief and Budget – What you’re trying to achieve, as well as your budget, will also be key factors in deciding which path to take.

• Is the new home you're imagining a newer, better, and potentially larger version of your existing home? Or do you want to start with a clean slate to create something totally different in terms of design, style, and layout? 

• How much are you willing to spend on your existing home without over capitalising? There is a tipping point where it may be advisable to knock down your existing home and start again. 

THE PATHWAYS TO YOUR NEW HOME

Major Renovation

• Your existing house has “good bones” - you just need more space and a fresh interior. In some cases, more space in a home can be achieved by redesigning the current floorplan for better flow and functionality.

• To suit the needs of growing families, adding an extra story, or extending with a new kitchen/living area is a popular choice for modern, open plan living.

• Updating the layout and finishes for key areas of the home, like the kitchen and bathrooms, will make significant improvements to your home’s liveability.

• It's important to note that you cannot increase the ceiling height of an existing home. If it’s high, lofty ceilings you’re after, you will need to knock down and rebuild. 

• Depending on the extent and staging of the renovation, you may be able to continue living in the house during the project.  

Partial Rebuild

• A classic example of where a partial rebuild could come into play is an older style Californian bungalow that has had a poorly integrated extension added in the past.

• The entire section of the house and joining wall would be demolished to pave the way for a better-designed extension.

• You may still be able to live in a part of the house while the partial rebuild takes place. 

Full Knockdown and Rebuild

• When your existing house is beyond redemption and the money you’d need to spend renovating exceeds the home’s potential value, you may need to consider starting from scratch with a full knockdown and rebuild.
• Before any construction starts on a full rebuild, there are considerable costs in getting your site ready:

• Demolition: knocking down the existing home and foundations and taking the waste away.

• Leveling: soil testing and re-leveling the ground for the new design to prepare for concrete slabs and retaining walls.

• Footings and Foundations: pouring concrete slabs and foundations for the footprint of your new home.

• Aside from being more costly, a full knockdown and rebuild will take much longer to complete (12-18 months) versus 6-9 months for a major renovation. You will also need to find alternate accommodation during this period.

Still unsure of which option may be best for your project? It’s important to seek professional advice from the experts who have a full understanding of design, construction, and building approvals/restrictions, to assess your existing home.

Book a complimentary consultation with MILEHAM to discuss and receive advice on your project design, timeline and budget goals: https://www.mileham.com.au/enquire

DA vs. CDC – What’s the difference? What’s the best approval pathway for your new build or renovation project?

When you are looking to build a new home or undertake a major renovation, you are generally presented with two options for getting your plans approved: Development Application (DA) or Complying Development Certificate (CDC). While each option presents its own pros and cons, the two main differences between these are:

1.      Speed of approval, and

2.      Level of plan flexibility.

Either way, a DA or CDC must be lodged and have approval granted by the respective entity before any building work can commence on your project. 

Development Application

A Development Application (DA) is submitted through your local council. The specific controls for a DA may vary depending on the local council your block resides in and will be laid out in that council’s Development Control Plan (DCP) and Local Environmental Plan (LEP).

It’s a good idea to speak to your direct neighbours about your plans before you lodge your DA and discuss any potential concerns or objections they may raise, to give you an opportunity to address and resolve these prior to lodgement.

At the application lodgement stage, council will ensure you’ve supplied the correct documentation, request any additional required information, notify neighbours (and the community, where applicable), and engage internal or external expert referrals. You will also be allocated an assessment officer as a main point of contact for your DA.

The assessment stage will directly follow, where council will review all documentation within your application and assess each element against their DCP and LEP. There is typically a margin of leniency incorporated into council’s development controls, and any specific elements of your design that fall outside of these parameters will be assessed on merit. This level of flexibility is the key advantage of taking the DA approval pathway versus CDC.  

At the determination (or decision) stage, there can be three outcomes:

1. Development Consent - granted (as is, or with conditions)
2. DA Refusal – with reasons outlined, or
3. Deferred Commencement Consent - that is, a consent not operating until one or more important matters are resolved. This is not a common outcome.

After consent has been granted, the final stage is gaining a Construction Certificate, which must be received before any building commences.

The entire DA process takes anywhere from 3 months on average. In general, the clearer and more detailed your initial documentation is, the faster the process may be. If council needs to “stop the clock” to request and await further information, or if changes need to be made to your plans, additional time will be added to the approval process.   

Complying Development Certificate

A Complying Development Certificate (CDC) is assessed by a private certifier (rather than your local council) and is judged against a set development standard known as a Code. The Code is a statewide planning control, so there are no differences in planning codes between different local council areas. If you hire a private certifier to issue a CDC, your local council must still be informed, although they have no say in the approval process.

The quantity of documentation for a CDC submission is not as onerous as what is required for most DA’s. Your private certifier will assess and approve your design if it complies with the Code. This means if just one aspect of your design does not meet the specified Code, your application will be rejected – there is no leniency or flexibility to this. This lack of flexibility often means you need to make compromises to your design to satisfy Code requirements, as opposed to councils granting leniency in a DA for being unable to meet their development control. This may restrict the parameters through which you can achieve your design vision.  

The CDC approval option exists so that low impact developments can bypass a local council’s approval process (which can, at times, be onerous), and hence tends to be much faster (around 2-3 weeks) than a DA in approval turnaround (which takes anywhere from 3 months).

More information can be found in the NSW Government Department of Planning and Environment 2022 Guide to Complying Development.

Which approval process should you choose?

Keeping an open mind at the start of your design journey is key to ensuring the best outcome for your project, as opposed to designing to a set of pre-determined rules established by your local council or the CDC guidelines. While there is obvious appeal in getting your renovation or new build approved quickly, the ultimate goal should focus on achieving your vision.

After agreeing on initial design concepts, your architect will be able to advise whether a DA or CDC is the most suitable approval avenue for your project.

This decision will depend on:

• the local council you are building in

• the design of the home you are building / renovating

• the block or land you are developing, and

• the time frame you’re looking to build in.

In general, if you have a straightforward build or renovation that can easily meet CDC guidelines, and time is of the essence, approval via CDC is quicker and slightly more cost effective.

If, on the other hand, your dream home falls outside the strict CDC guidelines, you are renovating under heritage restrictions, or if your home is in an environmentally sensitive area, submitting a DA through council may be your only option. While the DA process does take longer, it can be a relatively smooth process if you have detailed, professional documentation and are not looking to overstep the somewhat flexible guidelines of a council’s development controls. 

Who can help with your application submission?

Application submissions can be daunting, which is why MILEHAM manages this process on behalf of our clients. We complete all the necessary paperwork and architectural documentation, liaise with other consultants for required reports, and handle any queries or additional information requirements from council or the private certifier that may come back regarding your application. Contact us today for your complimentary consultation: https://www.mileham.com.au/enquire

Other resources:  

• There are some developments which are exempt from DA or CDC approval. You can view the legislation and provisions via the NSW Government website.

• Your local council website will have a section dedicated to local developments. This section will contain information on the DA process and the documentation required.

Architect. Draftsperson. Building Designer. What’s the difference and who should you choose?

When it comes to undertaking a major renovation or rebuild, it’s crucial to pick the right team who share your vision and can bring your dream home to life (within your set budget!). The first place to start should involve looking for a qualified professional, who can help you understand any limitations with your building site, council restrictions, and design a space that best fits your lifestyle, priorities, and budget.

Using the internet to search for architects, designers and draftspersons can present you with a lot of conflicting information, so we’ve put together a useful comparison to help you find the right person for your project.

STUDY AND QUALIFICATIONS

Architects

To be legally identified as a professional architect in Australia, a person must:

• have completed a formal tertiary education/degree in architecture (usually 5-6 years of study). As an FYI, in 2021 the average ATAR score to get into a Bachelor of Design in Architecture at Sydney University was 95.9.

• have completed a required level of on-job experience (minimum 2 years)

• be covered by the necessary liability insurance (this is required for registration) - providing peace of mind if something doesn’t quite go to plan

• be officially registered as an architect with the governing architecture body in their state or territory (NSW Architects Registration Board here in NSW), and strictly adhere to its code of conduct

• have passed written and interview exams for registration as an architect

• annually (as part of re-registration) declare that they are fit to practice, and are continuing their professional development with 20 completed hours of study and learning undertaken per annum

Registration with the state architecture body is what defines an ‘architect’, for professional and legal purposes. Even if a person has several degrees in architecture and many years of professional experience, it’s illegal for them to trade as an ‘architect’ if they’re not officially registered as one.

Draftsperson / Building Designer

Many draftspeople (or “draftsmen”) are now more commonly known as building designers, a name that better reflects evolving roles and skillsets from diverse backgrounds. A building designer and a draftsperson can either be accredited or not, depending on your state. But, in essence:

• Some have studied at TAFE or other tertiary institutions to learn the skills required to draw (document) buildings (typically an Advanced Diploma in Building Design)
• In many parts of Australia, anyone can operate as a building designer with no qualifications or credentials. There are no mandatory registration or licensing requirements for building designers in the following states and territories:

• New South Wales

• South Australia

• Western Australia

• Northern Territory, or

• ACT

Some building designers may choose to belong to a professional body like the Building Designers Association of Australia, and be accredited, which means they meet the professional standards set by that body.

DIFFERENCE IN APPROACH

While everyone you speak to may have a differing opinion, architects are essentially specialists in design. They use artistic imagination and creative vision to design spaces where their ideas and techniques are represented through form, light, textures, materials, and colours, which combine to fulfil our needs. Alongside creativity, architects also have the deeply practical and technical knowledge to create spaces that are safe, useable, efficient, and sustainable and will maximise design opportunities for your project, your site, and your budget. Architects offer the ability to see how everything fits together, and while many contractors will come and go throughout your project, your architect can remain the custodian of your project from start to finish.

Building designers/draftspersons are specialists in documentation and delivery. In larger practices they will generally work alongside the architect, preparing the drawings for the design work being done by the architect. Building designers and draftspersons are largely taught how to draw and understand the construction of buildings so they can represent them accurately in their documentation. Of course, as part of the drawing, they are often designing as well (and if they’ve studied at TAFE, they have usually also done some design study as part of this). Building designers can come from several design-related backgrounds. This includes people with degrees and experience in architecture who aren’t officially registered as architects, as well as people who have extensive formal education in any number of design fields.

WHAT WILL THEY DELIVER?

Many people who engage a draftsperson will do so with a pre-set vision of what they want. The draftsperson will follow this direction and usually provide 5-10 drawings for your plan, enough to satisfy council requirements and provide a basic guide for your builder. Applying for council approvals and coordinating surveyors/engineers to supply documentation for your planning submission will usually fall outside of a draftsperson’s or designer’s fees.

In comparison, choosing an architect for your project will generally follow these steps:

1. DESIGN CONSULTATION / DESIGN FEASIBILITY STUDY: the architect will spend a lot of time upfront to get a thorough understanding of your needs and priorities and provide advice on what is feasible on your physical project site, within your budget.
2. CONCEPT DESIGN: based on the information gathered in the initial consultation, an architect will use their detailed understanding of design to come back with several tailored concepts. These designs will consider the site orientation, energy efficiency and sustainability, furnishings, costs, and materials and finishes. After making preliminary enquiries to the relevant local council and assessing applicable regulations and requirements, your architect will then refine their original sketch designs and provide an estimate of costs.
3. DEVELOPMENT OF DETAILED DESIGNS: Once you’ve agreed on a concept design, an architect is likely to provide around 30 comprehensive and highly detailed drawings. They will liaise with consultants, engineers, relevant authorities and the local council to prepare a set of documents that provide design details for your renovation or new home. A detailed cost structure would be drafted at this stage and sent to you as part of a Client Architect Agreement.
4. DA APPROVALS: Your architect can manage the development process and will submit their architectural drawings alongside other documentation required by the local council including diagrams, analyses, studies, reports and other information. They will act as the key contact and manage the enquiry flow from councils as they seek clarification and further detail on your project.
5. CONSTRUCTION PLANS: Once your DA has been granted, your architect will draw the final construction plans that will provide a detailed and specific roadmap on exactly what is required of the builder, helping them to quote and provide timelines more precisely. It is for this reason many builders prefer working from the architect’s plans, which will, in turn, increase your likelihood of securing a good builder for your project.
6. CONTRACT SELECTION and ADMINISTRATION: Architects not only draw up plans, but they also take on board your feedback and guide you through the entire design process, giving you access to their network of professional engineers, builders, interior designers, landscape architects and other relevant consultants and suppliers to ensure maximum success for your project. They can manage the tender process and, in some cases where architects are also licenced builders (like here at MILEHAM), they can also manage the entire construction process for you, from start to finish.

Draftspersons and architects will essentially both deliver a set of plans to satisfy development application requirements, however, it’s the level of creativity, skill, detail, advice, and reassurance, that sets the two apart. Remember that only certified architects are required to hold liability insurance, which offers you protection and peace of mind throughout your project, and after it’s complete.

COST COMPARISON

It’s a common misconception that architects are only for the wealthy who are looking to build amazing, award-winning, magazine-worthy, multi-million dollar homes. While architects may refer you to a building designer/draftsperson for a smaller job (like a single room extension to a house or a new bathroom), they will generally take on a major renovation or knockdown rebuild as well as larger commercial developments.

Some architects and building designers will work on a set fee, while others will charge a percentage of your project costs. As an example, on a $700k project, for concepts and detailed plans, an architect may charge around $25k, while a building designer/draftsperson may charge around $8k. In the scheme of things, it’s important to remember that the difference in these fees when compared to the overall project budget, is around 2%.

Don’t forget, while the architect may have a higher upfront fee, they will be able to help you save in other areas, for example by managing a tender process to get access to a better builder, and scrutinising any extra costs along the way when managing your project. There are less likely to be major budget blowouts as an architect has a more detailed understanding of the construction process and can factor this into your budget upfront.

Apart from saving you money during construction, an architect’s intelligent and beautiful designs can ultimately increase the value of your home or build project. This can be fundamental to your decision process. While you often pay more for an architect, the market values the results you get from their designs. In fact, a recent Australian university study found, that for every dollar that was spent on engaging an architect, the property gained $11.40 in capital appreciation. Remember that you cannot advertise a draftsperson’s work as an ‘architectural design’ when re-selling your home.

At the end of the day - you get what you pay for in terms of experience (in the same way you pay more to see a medical specialist who has more in-depth knowledge and training and takes on greater risk, versus a General Practitioner). A great relationship, based on trust, is the cornerstone to any successful project!

SO, WHICH SHOULD YOU CHOOSE?



It really comes down to the size and complexity of your project. A building designer/draftsperson may be perfectly fine for a smaller, simple job to get plans quickly submitted for building approval. In comparison, a total rebuild, or extensive renovation may be best suited to an architect who can offer peace of mind and a more complex understanding of the building process to help you create and achieve your vision, address your design challenges, and manage your project from design to completion within your set budget.

Regardless of which you choose, it’s important to remember that the decisions you make early on will have a big flow-on effect right through your project. Spending a little more upfront for clearly articulated and clever designs will be the foundation stone that the rest of your project will be built around.

HOW CAN WE HELP?



MILEHAM’s Principal and Founder, James Pilcher, is both a registered Architect and Licenced Builder and as such can manage all facets of your project from start to finish. For a complimentary, no-obligation 30 minute phone consultation, contact James today to discuss your project’s needs:

What can you achieve with a renovation budget of $250,000, $500,000 and $1 Million? The opportunity cost of Quantity vs Quality.

When embarking on a home renovation, the two main factors you need to weigh up are:

·      The scale of your project (how many rooms or areas you want to refresh or renovate) against,

·      The quality of fixtures, materials, and finishes you’d like to use.

Ultimately, if you’re on a set budget, you need to carefully consider your quantity vs quality priorities and likely be ready to make compromises along the way.

A question of Quantity – how much can you do?

The below renovation budget brackets outline how much your budget can generally stretch at each level. These budget brackets factor in mid-range quality fixtures, materials, and finishes for renovation projects based in Australian capital cities.

$250,000 budget

With a budget of $250,000 you will generally be able to do a refresh within the existing structure of your home or project, and potentially include a few minor structural changes.

$500,000 budget

If you’re looking to increase the footprint of your home by adding an extra space on the ground floor (for example, a new open plan kitchen/dining extension on a Californian bungalow), or building up to add more rooms, your starting budget should sit around $500,000. This also assumes your existing structure is in good condition, and that you have a fairly level, easy access block. If you want to do a major extension or full second story, you will need to prioritise which areas or features of your existing home you want to upgrade, as you won’t be able to achieve a full refresh and major extension in this budget bracket.

In a regional area on a flat block, you could generally expect to be able to undertake a knockdown rebuild or build a brand-new basic home or holiday house with this budget. You could expect a timeframe of up to 12 months for a rebuild or new build in a regional area.

$1 Million budget

Assuming you live on a mostly flat and easily accessible block, with a budget of $1 million you can start considering major additions or extensions along with a full refresh of your existing home. If you have a sloping block or difficult access for construction, the size of your project may need to be scaled back to allow for additional building costs.

$1.5 Million budget

For anyone in the Sydney metro area looking to do a full knockdown rebuild, a $1.5 million starting budget should be expected, where your architect will guide you on the best combination of design and quality of finishes to meet your project objectives.

 

The below infographic outlines what you can expect to achieve at different budget points:

The Quality Equation - how premium do you want to go?

Before undertaking any renovation project, it’s worth considering the quality of the fittings, finishes and materials you’d like to use. Consider a long-haul flight - whether you sit in economy, business, or first class, all passengers get to the same destination at the same time, however, it’s the ambience, comfort level, and service along the way that differs the experience. A good architect will be able to provide advice on how you can spend more on some areas, and less on others, to still create a sense of luxury and style. Here’s a quick rundown of the levels of quality you should consider:

Whichever path you decide to take on a renovation project, you will always need to balance quantity and quality for various decisions along the way. It’s helpful to discuss these options with your architect and builder before commencing to ensure you have accurate allowances in your construction quote to avoid budget blowouts, and so you can achieve your desired vision.

To discuss in more detail what your renovation budget could achieve within your design vision, book a complimentary consultation with MILEHAM today: 

https://www.mileham.com.au/enquire