Building Design & Drafting Services

Concept-to-permit drafting, town planning, and documentation across Footscray, Melbourne’s Inner West and more.

Residential Building Design & Drafting Services

From initial concepts to council town planning permits and builder-ready working drawings, Bolthole Design & Drafting guides homeowners and builders through every stage of the residential design process. Based in Footscray, we specialise in unlocking the potential of inner-city blocks, heritage cottages, and contemporary extensions.

Feasibility & Concept Design

Every successful build starts with understanding what is possible on your specific site. We analyse your site orientation, property boundaries, and zoning constraints to explore practical spatial layouts that fit your lifestyle and budget.

On-site measure & site analysis: Reviewing existing structures, ground levels, and boundary conditions.

Heritage & planning overlay appraisal: Identifying early if your block is affected by an overlay including; Heritage Overlay (HO), Special Building Overlay (SBO/flood zone), or Neighbourhood Character Overlay (NCO) to understand demolition thresholds and sightline constraints

ResCode & spatial feasibility: Testing building envelopes against ResCode standards (including: site coverage, side setbacks, and overlooking) and National Construction Code alongside your wish list.

3D concept layouts: Presenting clear, functional floor plans and 3D massing visualisations so you can visualise spatial flow, solar orientation, and volume before locking in technical documentation.

Concept alignment & early builder engagement: We develop clear preliminary drawings specifically structured so you can take them to prospective builders for early cost indications. Engaging a builder with a coherent concept plan early in the process ensures the design aligns with real-world construction rates before investing in detailed technical documentation.

Planning

We have extensive experience with various Melbourne Councils and their planning requirements. Bolthole can help you navigate through the documentation process and come up with a design that meets Council regulations and standards, and more importantly, something that you love!

Planning Process

Applying for a planning permit requires a robust set of documentation responding to the requirements of Clause 54 (single dwellings) or Clause 55 (multiple dwellings).

We encourage communicating with Council early and regularly regarding proposed designs to ensure that we are aware of the proposed design implications of any Standards and Overlay requirements.

The Council process can be mapped out as follows:

  1. Submit a Planning Permit Application

  2. Review of the Application by the assigned planner

  3. Request of Further Information - RFI

  4. Public Notification - Advertising

  5. Formal assessment of the Application

  6. Decision - Planning Permit Issued with Conditions

VicSmart applications

This permit process is a streamlined assessment process for straightforward applications. They often require less documentation and are not advertised. The turn around after application to Council is 10 working days. If you can meet the requirement to lodge for VicSmart we can help.

Drafting

As a Registered Building Practitioner, Bolthole can provide you with the documentation required to obtain a Building Permit. Ensuring regulations, standards and the NCC requirements are documented to the highest standard.

Registered Building Practitioner

As a Registered Building Practitioner we offer full documentation services for all residential developments. Always ensure that you use Licensed or Registered professionals to ensure that your project will be a success.

Professional network

Most applications will require additional documentation beyond just the construction drawings. This may include soil test, energy rating, structural and civil engineering. Bolthole has a working relationship with a number of professionals for each of these sectors and can act on your behalf to make the process seamless. Of course, we are also more than happy to work with your selected service providers.

Advice

When you are in the early stages of the process, or generally unsure of where to even start, the process can be daunting. If you are looking for advice on what permits you’ll require for the proposed works on your property, or if you are looking to purchase and want a review of Section 32’s and Title (what you’ve been told by the real estate agents does not always match the true requirements of renovating the property), please contact us through the links below.

Contact us via email or phone for advice.

“A designer knows he has achieved perfection not when there is nothing left to add, but when there is nothing left to take away”

— Antonie De Saint-Exupery