The Design is the single most important element in creating a new building, whether it be a house or a commercial or industrial building. Building Design is a complex task that should be entrusted to a professional. It is not simply a matter of 'drawing a set of plans'. Every building site is unique and has it's own set of problems and possibilities. It is the task of the Building Designer to overcome the problems and make the most of the possibilities.

A Member of The Building Designers Association will first of all visit your site to ascertain all matters affecting it. This can include matters such as the view, solar orientation, the prevailing winds, the contours, privacy, vehicular access, the location of neighbouring buildings and thousands of other constraints.

The second step is to discuss the project with the local council to ascertain their requirements. Council requirements today are very complex and are often beyond the understanding of the layman. Council requirements can include boundary set-backs, height limits, Floor Space Ratios, Building Envelopes and many other requirements.

The next step is to discuss your requirements, including your budget, with you in detail. These requirements are known as 'the brief'. Once all of these steps have been completed, it is time for your designer to prepare the 'Design Concept'. This is usually a rough outline sketch showing the approximate layout and circulation. Your designer will then discuss this concept with you and work with you until agreement is reached on the basic layout. Once you are satisfied, this design is developed in more detail to show finishes, building materials and so forth.

When you are satisfied with the preliminary design, it is time for the preparation of the 'working drawings and specification'. These documents tell the builder exactly how to construct your building in detail. These documents are very important. First of all they allow all builders who are tendering on your building to quote for exactly the same thing. If the documents don't have enough detail or are unclear, different builders will quote on differing things and you will be unable to accurately compare your builders quotations. The second reason that the working drawings and specification are important is that they form part of your contract with the builder. For this reason it is particularly important to engage a professional to design and document your new building. A very large amount of detail is required to fully document a new building or even alterations and additions. Everything must be specified, from the type of timber to be used to the brand of door handles.

For a new building or for alterations and additions, it is necessary to obtain planning permission and building approval from your local Council. This process varies from State to State and Council to Council. It involves completion of the application forms, the payment of fees and submission of a number of sets of the drawings and specification. In most cases Council will also require submission of reduced scale drawings in order that they can notify your neighbours of your submission and ask for their comments. Council very often require additional information such as sun shadow diagrams to indicate how your proposed building will cast shadows onto neighbouring properties. Often they require a Statement of Environmental Effects, Colour schedules, Energy Assessment, Waste Management plans and much more. Your Building Designer can handle these matters for you.

When selecting a designer for your new building, it is important to understand who owns the copyright. Copyright of a design rests with the person who created it. Thus, if your builder prepares your plans, your builder owns the copyright. This prevents you from calling tenders, and you are stuck with only one quotation! It is recommended that you use a member of The Building Designers Association to design and document your new building. This not only allows you to call competitive tenders, but, more importantly, you are dealing with a designer.

Members of The Building Designers Association are experienced in the full range of building design services, including design and documentation, calling tenders, council submissions, contract management and supervision. They can assist you through the complex maze of council requirements, building design and technology and the actual construction process. They undertake continuing Professional Development in order to keep up to date with the rapid changes in building design and technology and must abide by a strict code of ethics. It is important that you ensure that your designer is a member of The Building Designers Association.

When choosing a designer, you should check the following:-

- Reputation Ask to see references

- Previous work Visit buildings he or she has designed. Ask to see their portfolio

- Insurance Check that your designer carries Professional Indemnity Insurance

- Associations Check that your designer a member of The Building Designers Association

- Fees Check your designers quote. Ask for a written design contract.

When instructing your designer, try to be adventurous. Encourage your Building Designer to be creative. Try not to be too conservative. A great deal of money is spent today re-creating the 'look' of 100 years ago. Give your designer the freedom to use modern materials in a creative manner. Don't settle for second-best. Don't ask for a copy. Insist on good, original design.

Good building design exists not only in the aesthetic sense. Good design can also be utilised:-

- practically Take advantage of views, cool breezes

- thermally ESD (environmentally sustainable design), Passive Solar Design. Insulation

- acoustically Block out noisy traffic. Insulate from noisy rumpus rooms

- technically Use of modern materials, such as engineered timber beams,

- financially Many modern materials can save money when compared with traditional materials.

- electronics Access control. Security alarms. Audio

- finishes Maintenance-free materials

- access for the disabled

Remember, however, that nothing is free. Good design takes time and therefore costs money. It will cost more to have a building individually designed than it will to adopt an 'off the shelf' design or a 'cheap set of plans'. However, the benefits of a good individual design will repay themselves many times over during the life of the building.

Choose a member of The Building Designers Association for your next project.