Measured drawings of what's there, then the new plan: walls out, walls in, a kitchen that finally faces the garden. Priced from 40 m² of renovated floor.
Northline Building Design · Joondalup
Building design for Perth's northern suburbs — new homes, extensions and second storeys drawn to be built, from concept to council.
Concept plans, elevations and 3D views you can stand in, then working drawings a builder will quote from without a question. Price the design fee here, to the whole dollar, before you book the consult.
Designing since 2013
Building design practitioner BDP 00000
Professional indemnity $2M
Drawn to be built. Three weeks to concept, five to eight to council-ready.
Design Planner
Design fees · GST inclusive · to the whole dollarNorthline · designA-01 · REV A
Extension · 80 m²
$6,910
about 6 weeks to council-ready drawings
+ engineer's fees and council lodgement, quoted by the engineer and the council
The Design Planner needs JavaScript — call (08) 9000 0369 for a priced design fee.
Project
Floor area of the new work min 40 m² · to 400 m², steps of 20
Scope concept design & 3D views are always in
Council & engineering coordination needs working drawings — there is nothing to lodge without them.
How the fee is priced: concept design & 3D views and working drawings each carry a base plus a per-m² rate multiplied by the floor area of the new work; council & engineering coordination and the NatHERS assessment are flat. Structural engineering, surveys, soil tests and council lodgement fees are quoted by the engineer and the council — never guessed on the page. Dimension strings on the sheet are illustrative proportions; the m² you set is what's priced.
Services
Every drawing between the idea and the building permit
Design fees, GST inclusive. The floors below are the Planner's cheapest outputs — the smallest floor area for each project, concept design and 3D views only.
Rear wings, family rooms, an extra bedroom off the hall — drawn to match the roofline you already have. Priced from 40 m² of new floor.
Going up for the view or the bedrooms: the upper level, the new roof and the stair, coordinated with the engineer who checks what's underneath. From 60 m².
A block and a brief become a concept plan, elevations and 3D views — single or two-storey, narrow lot or corner. Priced from 120 m².
The builder's set: dimensioned plans, sections, details, window and door schedules, at $10–$16 a m² plus a base by project. This is what a permit and a fixed-price quote need.
We brief the structural engineer, fold their details into the set and lodge the building permit application with your council. Their fees are theirs; ours is flat.
The star rating the permit needs, run on the real plan — orientation, glazing and insulation — with the cheapest fixes flagged before the drawings are final.
Every concept comes with 3D views you can walk your family through — the street front, the kitchen, the light at four in the afternoon. No extra line on the fee.
Not on the fee: structural engineering, feature and contour surveys, soil tests and the council's own lodgement fees are quoted by the engineer, the surveyor and the council — we coordinate them and pass them through, never mark them up.
- Est. 2013
- ABN 00 000 000 369
- Building design practitioner BDP 00000
- Drawings accepted by every northern-corridor council
- Builder-ready documentation, not sketches
- Professional indemnity $2M
From the drawings
Owners whose builders quoted off our set
Our rear wing in Kingsley: three builders quoted off the working drawings without a single question back, and the quotes landed within a few thousand of each other. That's what a proper set does.Priya & Tom M. · Kingsley · rear extension
We went up a storey for the ocean and the 3D views found the view before we'd spent a dollar on site — the main bedroom moved two metres west on the concept and that was the difference.Gareth L. · Hillarys · second storey
Renovation drafting for our 1980s Duncraig place: walls out, kitchen turned to face the garden. The permit was lodged first time and the engineer's details were already in the set.The Whitfields · Duncraig · renovation
Reviews are demonstration copy — this is a fictional business.
Where we draw
Joondalup studio, sites from Mindarie to Scarborough
We measure up on site for every project — the whole northern corridor is under half an hour from the studio, and we know which council wants what on the drawings before the first line goes down.
- Joondalup
- Hillarys
- Kingsley
- Currambine
- Duncraig
- Wanneroo
- Scarborough
- Mindarie
- Padbury
Book a design consult
Tell us the block or the house, and we'll bring the sketchbook
The Planner's scenario comes across with the form. The first consult is at your place or the studio — an hour on the brief, the budget and what the council will want — and you leave with a fixed design fee in writing.
We'd call you back within one business day to set the consult — or ring (08) 9000 0369 now if the builder's waiting on drawings.
Questions at the kitchen table
What owners ask before the first line is drawn
Are you architects?
No — we're building designers, and we say so on every sheet. We design and document to the same Building Code and the same council planning schemes an architect works to, and our drawings are accepted by every northern-corridor council. The difference is the title and, usually, the fee; the difference is not the permit.
What does "concept design" actually include?
A measured site plan, floor plans, the elevations and 3D views you can walk your family through — enough to know the house works, faces the right way and fits the budget before anyone draws a wall thickness. Two rounds of changes are inside the fee; most projects use one.
Do I need working drawings?
For a building permit, yes — and for a fixed-price quote you can hold a builder to. Working drawings are the dimensioned plans, sections, details and schedules the builder and the council read; the concept set is what you read. Some owners take the concept to a builder who documents in-house; the Planner prices both paths honestly.
Who does the engineering?
A structural engineer we brief and coordinate — beams, footings, the steel under a second storey — and their fee is theirs, paid to them directly. The same goes for the surveyor and the soil test. Our council & engineering coordination fee covers briefing them, folding their details into the set and lodging the permit; it never includes their fees or the council's, and we don't mark them up.
How long does it take?
About three weeks to concept and 3D views on most projects, then five to eight weeks to council-ready working drawings depending on the project — renovation drafting is the quickest, a new home the longest. Council assessment time is the council's, and we'll tell you the current one at the consult.
This is a demonstration build by Sapience Analytics. Want one pointed at your customers?