Frequently Asked Questions
Choosing a designer
Do I need an architect or a building designer?
For most residential projects — new homes, knockdown rebuilds, extensions, renovations and unit developments — a building designer can take you from first concept through to planning and building permits. In Victoria, the title of architect is protected and reserved for people registered with the Architects Registration Board of Victoria, while building designers who prepare documents for building permits must be registered as building practitioners. The right choice depends on your project, not the title.
Why use an independent designer instead of a builder's design service?
An independent designer works for you, not a project timeline. You get time to properly explore what is possible for your site before committing to construction, so you approach builders with a finished, permitted design and can compare quotes like-for-like. It also avoids the costly mid-construction changes that happen when design decisions are rushed.
How much experience do you have?
Over 30 years across every side of the construction industry — as a builder, a designer and now an independent building design consultant — with more than $250 million in successfully completed projects. I’m a registered building practitioner.
Permits & approvals
Can you check a property before I buy it?
Yes. My Pre-Purchase Planning & Risk Report is a fixed-price check of a property’s zoning, overlays, planning permit triggers, building siting rules and site constraints, so you know what it can realistically support before you sign. The Desktop Report is $595, delivered in 1–2 business days, and a Site Visit & Consultation option is $950. If you then engage Mancini Design for full design services, the fee is credited against your design fee. See a sample report.
Do I need a planning permit to extend my house?
Not always. In most Victorian residential zones, extending a single house on a lot of 300 square metres or more does not need a planning permit unless an overlay applies — such as a Heritage Overlay, Design and Development Overlay or Neighbourhood Character Overlay — or the council has set a higher lot-size threshold. Smaller lots and overlay-affected sites usually do. A building permit is almost always required either way, so checking the zone and overlays that apply to your property is the first step.
Can I demolish a house in a Heritage Overlay?
Demolition in a Heritage Overlay needs a planning permit, and approval depends largely on how the building is graded: non-contributory buildings are often approvable, while contributory or significant buildings are much harder to remove. Outside a Heritage Overlay, demolition normally needs a building permit, and the building surveyor will usually need the council's report and consent under section 29A of the Building Act 1993 so council can confirm no planning controls apply.
What is a Report and Consent application?
When a design does not meet one of the siting rules in Part 5 of the Building Regulations 2018 — such as setbacks, site coverage, walls on boundaries or overshadowing — the council's report and consent is needed before a building permit can be issued. A well-prepared application explains why the variation is reasonable and how neighbours are protected, which is where experience with each council's approach makes a real difference.
How long does a planning permit take in Victoria?
Councils have 60 statutory days to decide a planning permit application, but the clock restarts when council requests further information, and applications that need public notice take longer. In practice several months is common, and contested applications can take longer still, particularly if they go to VCAT. A complete, well-prepared application is the biggest single factor in keeping the process moving.
Do you handle heritage, water authority and other approvals?
Yes. I regularly work with Heritage Overlays, Design and Development Overlays, ResCode (Clauses 54 and 55) and NCC compliance, and have direct experience with Melbourne Water, South East Water and Yarra Valley Water requirements such as build-over-easement consents. I coordinate town planners, engineers and surveyors as each project needs them.
Working with me
What kinds of projects do you take on?
Custom homes, knockdown rebuilds, renovations, extensions, unit developments, subdivisions and boarding house conversions — from heritage cottage renovations to three-storey infill developments.
Which areas of Melbourne do you work in?
I am based in St Kilda and work across more than 20 Melbourne council areas, including Port Phillip, Boroondara, Bayside, Stonnington and Whitehorse.
What does the design process look like?
Four stages: an initial consultation to understand your site, lifestyle and goals; concept design, refined with you until it feels right; planning permit applications and construction documentation, prepared with a team of experienced consultants; and, on request, charged design-intent checks during construction, with a report documenting where the build follows or departs from the design. I don’t manage or direct the builder, and I don’t carry out compliance or permit inspections.
Do you design energy-efficient homes?
Yes. I am Passive House-trained and apply proven principles around insulation, airtightness and thermal performance to reduce running costs and environmental impact, without compromising on liveability.
Fees
How much does a building designer cost?
Design services aren't an off-the-shelf purchase, so there's no honest way to quote a price before understanding what the project actually requires. A recent project, for example, involved a Heritage Overlay, a Design and Development Overlay, commercial zoning and a Parking Overlay, with three separate uses on the one site to resolve — the scope, consultants and approvals strategy all had to be worked out before a fee could be set. That's why every project starts with understanding the site and brief, followed by a detailed written fee proposal that sets out exactly what's included.
How do your fees work?
Every fee proposal is prepared for the specific project, once I've understood your site and brief, and sets out what's included before any work begins. Third-party costs are listed separately, including consultants such as town planners, engineers and surveyors, and statutory fees such as council planning application fees, which are set by Victorian regulations.
Do you charge for an initial meeting?
An initial conversation by phone or email is free and without obligation. For a site-specific assessment, I offer a preliminary on-site meet and greet, where I assess the possibilities for your site and give you initial feedback; a fee applies for this service. It's also the step that allows me to prepare an accurate fee proposal.
Before You Buy
Can I get a planning assessment before I buy a property?
Yes — the Pre-Purchase Planning & Risk Report gives you a fixed-price planning and site-risk assessment before you commit to buying. A Desktop Report ($595) covers overlays, zoning and site-specific risk factors with a 1–2 business day turnaround; a Site Visit & Consultation ($950) adds an on-site walk and face-to-face consultation.
Fences, Pools & Small Structures
Do I need a permit for a front fence?
A timber front fence under 1.5m high generally does not need a building permit in Victoria. Taller fences, or fences in some overlay areas, may still need approval, so it’s worth checking your specific site before building.
Do I need a separate permit for a swimming pool?
Usually, yes. Pools are often nominated “by others” on the main dwelling plans and organised as a separate permit through the pool company, rather than being bundled into the main building permit for the house.
Where can I put my air conditioning unit?
Placement is governed by ResCode Standards A10/B17, which set side and rear setback requirements for elevated units. Screening is only required if the unit is visible from a neighbouring property, though noise is a separate consideration worth planning for regardless.
Understanding Your Title and Site
What is a Section 173 agreement?
A Section 173 agreement is most commonly encountered when building over an easement containing a sewerage or stormwater pipe. It protects the water authority’s future right to access and replace the pipe, and the landowner is responsible for any costs if the building needs to be altered for that access. Once registered, it stays on the property’s certificate of title permanently, even through a future sale.
Can a title covenant restricting materials be changed?
Yes, in some cases. Older titles can carry covenants from the original subdivision restricting materials or finishes to what was available at the time. These can be formally varied through a process involving a property law solicitor and council, though it adds time and cost to a project, so it’s worth checking your title early.
Who decides if I need a Protection Works Notice?
The building surveyor determines this, not the designer. A Protection Works Notice may be required when building near a neighbouring property to protect it during construction, and it’s a decision that sits with the surveyor assessing the project.
Can I keep a tree on my block and still get vehicle access?
Often, yes, with the right site planning. On one project, a client wanted to retain a mature tree, and a closer look at the site found enough room for a driveway using space already created by other removed boundary trees, without touching the retained one. It’s worth a proper site assessment before assuming a tree and a driveway can’t coexist.
Does a vehicle crossing approval ever involve tree removal?
It can. Vehicle crossing approvals sometimes intersect with tree protection, requiring a separate referral to council’s Parks department if a tree needs to be removed to accommodate the crossing.
Costs You Might Not Expect
Do I need Domestic Building Insurance?
Domestic Building Insurance (DBI) is legally required in Victoria for building work over $16,000. It’s the builder’s obligation to arrange, not the designer’s. As of July 2025 it’s overseen by the Building and Plumbing Commission.
If I remove something from my plans, does that save money?
Sometimes it only defers the cost rather than removing it. For example, removing a deck or ramp from a permit to avoid the cost of screw piles doesn’t change the underlying site condition — if that element is added later under a separate permit, the same foundation requirement will still apply then.
Planning Permit Process
What are the current site coverage rules under ResCode?
Site coverage limits became zone-dependent following a 2025 reform: 60% in Neighbourhood Residential Zones, 65% in General Residential Zones, and up to 70% in Residential Growth and Mixed Use zones. This replaced the previous flat 60% default that applied everywhere.
How long does a planning permit actually take?
It varies enormously. A straightforward application can take as little as 7–8 weeks from lodgement to decision. A more complex application, particularly one affected by an overlay, objections, or council staff changes, can take significantly longer — occasionally years. Complexity and council workload matter far more than any fixed timeframe.
Will a change in state government affect my development plans?
Recent ResCode updates, including the 2025 site coverage reforms, show a clear state-level policy trend toward making residential development easier, not harder. While policy can always shift, current settled changes point toward continuity rather than a reversal.