Breaking Down the Design and Planning Stage in Property Development

When it comes to successful property development, one of the most critical (and often underestimated) stages is the design and planning phase. This stage goes far beyond sketching up floor plans; it lays the architectural, regulatory, and strategic groundwork for the entire project. Done right, it can make or break your development's feasibility, timeline, cost, and outcome.

In this article, we take you behind the scenes of the design and planning phase, exploring what happens, who’s involved, and how each step sets the stage for approvals, construction, and long-term profitability.

What Is the Design and Planning Phase?

The design and planning phase sits within the broader pre-construction phase of development. It occurs after your feasibility analysis and before your DA (Development Application) or CDC (Complying Development Certificate) is lodged. This is where ideas become blueprints, visions become regulations, and cost estimations become solid numbers.

This stage typically includes:

• Engaging architects, designers, engineers, and town planners

• Translating vision and constraints into practical design concepts

• Preparing planning documentation

• Aligning with planning controls, zoning laws, and the National Construction Code

• Seeking feedback from council or certifiers before lodging formal applications

Think of it as the bridge between your development dream and a build-ready project.

The Core Steps in Design and Planning

1. Design Brief & Concept Development

This is where your project begins to take form. Working closely with architects and designers, you define the development's goals:

• What type of development is it? (duplex, multi-unit, commercial?)

• Who is the end user or buyer?

• What lifestyle, function, or aesthetics must the property deliver?

• Are there any key features or materials you want to include?

From here, preliminary concept sketches, site plans, and massing studies are created to visualise the building envelope and layout within council rules.

2. Site Analysis & Due Diligence

Your team will assess:

• Site orientation, slope, access, and sunlight

• Local planning controls (LEP, DCP, zoning, FSR, height limits)

• Environmental constraints (flood zones, bushfire, biodiversity)

• Easements, setbacks, and infrastructure availability

This analysis helps identify design limitations early, so you're not caught out during council or certifier reviews.

3. Town Planning Strategy

This stage aligns your concept with regulatory pathways:

• Will you lodge a Development Application (DA) or go through a Complying Development Certificate (CDC) route?

• Is rezoning or a Clause 4.6 variation required?

• What supporting reports will be needed (e.g. BASIX, Statement of Environmental Effects)?

A good town planner will map out the approvals journey and preempt any bottlenecks.

4. Architectural & Engineering Design Development

With your initial concept locked in, your consultants work collaboratively to prepare more detailed plans:

• Floor plans, sections, elevations, and 3D renders

• Structural and civil engineering inputs

• Landscaping concepts

• Acoustic, stormwater, traffic or fire safety reports (if required)

This phase is highly collaborative and may go through several design iterations based on stakeholder feedback.

5. Cost Estimation & Design Optimisation

A quantity surveyor or builder provides early cost feedback. This ensures the design aligns with your budget—and informs changes before final documentation.

You might:

• Change materials to reduce costs

• Adjust floor areas to improve returns

• Rework site layouts to simplify buildability

Design-to-cost is a crucial part of ensuring the development stays viable before lodging approvals.

6. Planning Documentation & Pre-Lodgement

Once all drawings and reports are finalised, your planning consultant will package the required documentation for submission. These typically include:

• DA architectural plans

• Statement of Environmental Effects (SEE)

• BASIX Certificate

• Shadow diagrams, waste management, stormwater plans

For larger projects, a pre-lodgement meeting with council can help refine your application, increasing the chance of approval.

Why This Phase Matters

Too often, developers try to rush through design and planning to ‘get to the build’. But skipping due diligence, ignoring zoning limits, or relying on off-the-shelf plans can result in:

• DA rejection or long delays

• Cost overruns

• Poor site yield

• Design flaws that affect resale

By investing in a robust design and planning phase, you:

• Reduce approval risk

• Improve cost control

• Enhance site potential and profit margin

• Avoid redesigns mid-way through construction

How OwnerDeveloper Supports This Phase

At OwnerDeveloper, we bring decades of design, planning and development experience to every project. Our in-house team includes:

• Architects

• Town planners

• Engineers

• Estimators

This means you’re not juggling multiple consultants—we coordinate everything under one roof, with your goals at the centre. Whether you’re doing a dual occupancy, terrace build, or boutique multi-unit project, our design process ensures compliance, creativity, and cost-efficiency.

We also support developers with:

• Pre-lodgement planning assessments

• Feasibility-based design recommendations

• Design-to-cost reviews before DA lodgement

This integrated approach saves time, reduces risk, and maximises project outcomes.

Final Thoughts

Design and planning is where your development vision becomes reality—but also where mistakes can cost you dearly. Done properly, it unlocks site value, wins council approvals, and lays a blueprint for smooth delivery.

By partnering with a team who understands both compliance and commercial value, you can approach this stage with clarity, confidence, and creativity.

Need help turning your land or idea into an approved project?

Book a free strategy session with the OwnerDeveloper team and let’s make it happen.

Keywords: Property Development Design, Planning Stage in Property Development, Development Application Process, Building Approvals NSW, Site Analysis, Architectural Planning, Council DA, CDC Approval, Dual Occupancy Design, Feasibility Planning, OwnerDeveloper