Frequently Asked Questions

Renovation Questions, Honestly Answered
Everything you need to know about small renovations, council approvals, design,
costs, and working with us — before you commit to anything.

Council & planning

Approvals & Exempt Development

Do I need council approval for an internal renovation in NSW?

Many internal renovations in NSW do not require council approval — but whether yours does depends on what you're changing and how your home is classified under the state planning rules.

Under the State Environmental Planning Policy (Exempt and Complying Development Codes) 2008, a large range of internal works can proceed as exempt development — meaning no Development Application (DA) or Complying Development Certificate (CDC) is needed, as long as the work meets specific criteria.

Work that commonly qualifies as exempt includes kitchen and bathroom renovations that don't move walls, layout improvements within an existing footprint, internal cosmetic upgrades, and non-structural partition work.

Important: Exempt development still needs to comply with the Building Code of Australia. It's not "anything goes" — it's "no paperwork required if the criteria are met."

We assess every project individually to identify the right approval pathway — or confirm that no approval is needed at all. Read our full guide: How to renovate without council approval in NSW →

What is exempt development, and how do I know if my project qualifies?

Exempt development is minor building work that does not require any approval from council or a private certifier — provided it meets specific standards set by the NSW state government. The criteria cover things like the scope of structural changes, the type of property, heritage status, flood and bushfire overlays, and proximity to boundaries.

Common projects that frequently qualify as exempt include:

• Kitchen renovations that don't involve moving walls or wet areas

• Bathroom cosmetic upgrades within an existing footprint

• Internal layout reconfigurations without structural changes

• New internal walls (non-loadbearing, in non-heritage properties)

• Storage and joinery additions

Whether your specific project qualifies requires a proper assessment — the rules are detailed and some properties (heritage-listed, flood-affected, or on bushfire-prone land) have different thresholds. We do this assessment as part of every consultation. Learn more about our approach →

What's the difference between a DA, CDC, and exempt development?

These are the three main approval pathways in NSW, from simplest to most complex:

• Exempt development — No approval required. Work must meet specific criteria under the state planning policy. The fastest and cheapest pathway, and the one we design for wherever possible.

• Complying Development Certificate (CDC) — A fast-track approval (typically 10–20 business days) granted by council or a private certifier when a project meets a defined set of development standards. No public notification required.

• Development Application (DA) — The full council approval process. Required for more complex or non-standard proposals. Can take 3–12+ months and typically costs $10,000–$20,000+ once consultant reports, drawings, and fees are included.

Our approach is to design your renovation to work within exempt development rules wherever possible — saving you time, cost, and stress before you've even engaged a builder. Read our complete guide to renovation approval pathways →

How much does council approval actually cost?

More than most homeowners expect. A Development Application typically involves:

• Architect or draftsperson fees for approval-grade drawings

• Specialist reports (BASIX, geotechnical, stormwater, heritage, bushfire)

• Council application fees (based on estimated development cost)

• Town planner fees (if required)

• Potential amendment costs if council requests changes

By the time you've added everything up, a DA typically costs $10,000–$20,000+ before a single brick is laid — and that's before accounting for the 3–12 months it can take to get approval on the Northern Beaches.

A CDC is faster and cheaper, but still involves certifier fees and compliance reports. For smaller projects, avoiding these pathways entirely — through careful exempt development design — can represent a significant saving. See how we approach approval-efficient renovation design →

Will removing a wall require council approval?

It depends on whether the wall is loadbearing, and on the specific planning rules that apply to your property. Removing a non-structural internal partition in a standard residential property often does not require approval — it can fall within exempt development. However, removing a loadbearing wall, or any wall work in a heritage property or strata building, introduces different requirements.

Even when no approval is required, any structural alteration should be reviewed by a structural engineer to ensure the integrity of your home. We coordinate this as part of the design process so nothing falls through the cracks. Talk to us about your specific situation →

My property is in a heritage conservation area. Does that change things?

Heritage listings can change what is and isn't allowed as exempt or complying development, but they don't make all internal work impossible. In many cases, internal renovations within heritage properties can still proceed without a DA, particularly where changes are not visible from the street and do not affect the heritage fabric of the building.

The Northern Beaches has a number of heritage conservation areas across suburbs like Manly, Freshwater, and Balgowlah. We're familiar with how the heritage controls operate and can advise you on what's achievable within your property's specific constraints. Get in touch to discuss your heritage property →

What we do:

Our Services

What exactly does Beaches Drafting do?

We are a renovation design practice specialising in small internal renovations on Sydney's Northern Beaches. Our focus is on projects under $150k where smart design — not more square metres — delivers the biggest improvement to how a home functions and feels.

Our services include:

• Layout assessment and reconfiguration

• Kitchen renovation design and documentation

• Bathroom renovation design and documentation

• Apartment renovation design

• Cosmetic upgrade planning

• Approval pathway assessment (DA, CDC, or exempt)

• Pre-purchase architectural assessments

• Builder-ready drawings and specifications

Unlike a general draftsperson, we combine architectural thinking with practical renovation experience — which means smarter decisions earlier, and fewer expensive surprises during construction. Explore our full service overview →

Do I need an architect for a small renovation?

You don't always need a registered architect, but you do need design thinking — and that matters most on small budgets, where every dollar has to work hard.

Without proper design input, many homeowners end up spending money on construction that doesn't actually solve the underlying problem, or they trigger approvals they didn't need to, or they discover structural issues mid-build. A small upfront investment in design typically saves significantly more during construction.

We bring architect-level spatial thinking to renovations that other practices consider too small to bother with. That's our niche. Book a consultation to see what's possible →

What areas on the Northern Beaches do you service?

We work across all suburbs within Sydney's Northern Beaches local government area, including Manly, Freshwater, Curl Curl, Dee Why, Collaroy, Narrabeen, Warriewood, Mona Vale, Newport, Avalon, Palm Beach, Balgowlah, Seaforth, Frenchs Forest, Belrose, Killarney Heights, and Brookvale.

We also take select projects in nearby areas including Mosman and the lower North Shore. If you're unsure whether we cover your suburb, just get in touch — we're happy to advise. View our Narrabeen specialist page →

What size renovations do you work on?

We specialise in projects with a construction budget under $150,000. This is our deliberate focus — most practices aren't set up to serve this segment well, and we believe it's where thoughtful design creates the most meaningful difference.

Our sweet spot includes single-room renovations, combined kitchen/living reconfigurations, bathroom rebuilds, apartment makeovers, and whole-home internal refresh projects. If your project is larger or involves extensions and structural additions, we can discuss whether we're the right fit or refer you to a practice better suited to that scope. See how we approach small-scale renovation design →

Do you help me find and manage builders?

Yes. We produce clear, builder-ready drawings and specifications that tradespeople can quote from directly. This removes ambiguity from the quoting process, helps you compare quotes like-for-like, and reduces the risk of scope creep or misunderstandings on site.

We can also advise on what to look for when selecting tradespeople for your renovation, and we're happy to review quotes or answer questions as your build progresses. Talk to us about your project →

Design & planning

Kitchen Renovations

Does a kitchen renovation need council approval?

In most cases, no — a kitchen renovation is classified as exempt development under NSW planning rules, provided you are not moving walls, changing the structural layout, or relocating plumbing to a new position. Replacing cabinetry, benchtops, appliances, and updating finishes within an existing footprint generally requires no DA or CDC.

If your renovation does involve moving walls or a significant plumbing relocation, we can assess whether this can be structured to remain within exempt or complying development thresholds. Read more about approval-free renovations →

How can I improve my kitchen without moving walls?

More than most people expect. The biggest gains in a kitchen typically come from layout efficiency, storage optimisation, bench space, lighting, and the quality of finishes — not from adding square metres.

Within an existing footprint, we can often redesign the layout to dramatically improve workflow and storage, replace cabinetry with better-configured options, improve lighting (both task and ambient), introduce an island or peninsula where space allows, and select materials that elevate the feel of the entire space.

We regularly help homeowners achieve results that feel like an entirely new kitchen without touching a single structural wall — which keeps costs and approvals to a minimum. Book a consultation to explore your kitchen's potential →

What does a kitchen renovation design cost, and what do I get?

Our design fee covers your initial consultation, a measured survey of your existing space, layout options and recommendations, a developed design solution, and builder-ready drawings and specifications your trades can quote and build from.

The right design document removes ambiguity from the build process, helps you get accurate competitive quotes, and reduces the risk of expensive variations on site. Most clients find that the design fee pays for itself in savings during the build phase. Contact us for a fee estimate based on your project →

Design & planning

Bathroom Renovations

Does a bathroom renovation require council approval?

Generally, no — bathroom renovations that work within the existing footprint, do not move walls, and don't significantly relocate plumbing typically qualify as exempt development in NSW. You can replace tiles, fixtures, fittings, vanities, and waterproofing without needing a DA or CDC in most cases.

Exceptions include: enlarging the bathroom footprint, moving structural walls, significant wet area relocation, or work in strata buildings that requires owners corporation approval. We assess each project individually to confirm the right pathway. Understand the approval rules for bathroom renovations →

My bathroom is tiny. Can design actually help?

Especially then. Small bathrooms are where design decisions matter most — because every centimetre counts and poor choices are immediately felt. The difference between a cramped, awkward bathroom and one that feels spacious and functional is almost entirely in the planning, not the square metreage.

Things like the door swing, the placement of the vanity, the size and configuration of the shower, the choice of fixtures, and the use of light all have an outsized impact in a compact space. We specialise in maximising small footprints. Tell us about your bathroom and we'll tell you what's possible →

What's typically included in a bathroom renovation design package?

Our bathroom design package typically includes an existing conditions survey, layout options, a developed design with fixture selection guidance, and detailed drawings suitable for builder quoting and construction. We can also provide specifications for tiles, fittings, and finishes to help you navigate selections without spending weeks in showrooms.

Waterproofing compliance and wet area requirements are incorporated into our documentation so your builder has everything they need to build to code from day one.

Strata & apartments

Apartment Renovations

Can I renovate my apartment on the Northern Beaches?

Yes — apartments are often excellent candidates for internal renovation, and they're one of our core specialties. Because apartments are almost always internal-only projects, they align naturally with our approach of designing within an existing footprint, avoiding approvals wherever possible, and maximising the impact of every dollar spent.

Apartments on the Northern Beaches — particularly older blocks in Manly, Dee Why, Collaroy, and Narrabeen — often have poor internal layouts that were never designed for how people actually live. Relatively modest design changes can transform how a space functions. Learn more about our apartment renovation approach →

Do I need strata or owners corporation approval to renovate?

In most strata buildings, cosmetic works — painting, floor coverings, and minor internal changes — do not require owners corporation approval. However, any work that affects common property, structural elements, plumbing within walls, or that involves noise-generating trades during extended periods typically does require approval from the owners corporation (strata committee).

The rules vary by strata plan and by-laws, so we recommend checking your by-laws before starting. We help our apartment clients understand what they can do independently and what requires strata sign-off — and can help prepare documentation for strata approval where it's needed.

What can be improved in an apartment without touching walls?

Quite a lot. In our experience, the most impactful apartment improvements typically involve the kitchen layout and cabinetry, bathroom fixtures and finishes, floor coverings, lighting (both placement and type), storage design, and the flow between living areas.

Many apartments also benefit from removing low-quality built-ins and replacing them with purpose-designed storage — which can dramatically improve how spacious and organised a home feels without touching a structural element. Book a consultation to explore your apartment's potential →

Working with us

The Design Process

What happens at the first consultation?

We visit your home, assess the existing layout and construction, and spend time understanding what you want to achieve — and what budget you're working with. We look at what's structurally and practically possible, identify opportunities you may not have considered, and give you an honest assessment of the best way to approach your renovation.

By the end of the first consultation, you'll have a clear sense of your options, the approval pathway that applies, a rough cost range for design and construction, and whether we're the right fit for your project. Book your initial consultation →

How long does the design process take?

For a typical small renovation, design documentation can be completed within a few weeks of engagement. The timeline depends on the complexity of the project, the speed of client feedback, and whether any third-party input (such as a structural engineer's assessment) is required.

One of the advantages of working within exempt development pathways is that there is no approval waiting period — once design is complete, you can move straight to builder quoting and construction.

Can I renovate while still living in the house?

Yes — and many of our clients do. Small internal renovations, particularly single-room projects like kitchens or bathrooms, are frequently completed while owners continue to live in the property. With proper staging and a good builder who respects your home, the disruption can be managed.

We factor liveability into our project sequencing advice, particularly for families or homeowners who can't easily vacate during construction. Talk to us about your situation →

What do I get at the end of the design process?

You receive a clear, complete set of documentation that your builder or tradespeople can use to quote and build from with confidence. This typically includes existing and proposed floor plans, elevations, demolition plans, finish schedules, and relevant technical specifications.

This documentation also protects you during the build — when everything is specified in writing, it's much harder for variations and unexpected costs to creep in.

Before you buy

Pre-Purchase Assessments

What is an architect pre-purchase assessment?

It's a strategic architectural review of a property you're considering buying — before you exchange contracts. Unlike a standard pest and building inspection (which focuses on defects and compliance), our pre-purchase assessment focuses on renovation potential, structural opportunities and constraints, approval pathways for planned works, realistic cost guidance, and any red flags that could affect your plans or the property's long-term value.

If you're buying a property on the Northern Beaches with the intention to renovate, this assessment can save you from a costly mistake or give you the confidence to bid with conviction. Learn more about our pre-purchase inspection service →

How is this different from a standard building inspection?

A standard pest and building inspection tells you what's broken. Our assessment tells you what's possible.

A standard inspector will note a cracked wall or a damp bathroom. We'll tell you whether that bathroom can be reconfigured without a DA, whether the wall between the kitchen and living area is structural, what a realistic renovation would cost, and whether the property's layout can deliver the home you actually want to live in.

We recommend doing both — but the architectural assessment is particularly valuable for buyers who plan to renovate. Read more about the difference

Can you inspect a property before auction?

Yes. We can arrange an inspection during the public open home period, or by appointment where access can be arranged through the agent. Given Northern Beaches auction timelines, we recommend reaching out as soon as you identify a property you're serious about — reports are typically delivered within a few business days of inspection. Get in touch to arrange a pre-auction inspection →

Local knowledge

Renovating on the Northern Beaches

Are there anything specific about renovating on the Northern Beaches I should know?

A few things are worth knowing:

• Coastal conditions: Homes closer to the water face accelerated wear on materials from salt air and moisture. Material selection matters more than it might in an inland suburb.

• Heritage controls: Certain suburbs — particularly around Manly and Freshwater — have heritage conservation overlays that affect what changes are permitted to the exterior and sometimes the interior.

• Bushfire and flood overlays: Parts of the Northern Beaches are affected by bushfire-prone land designations or flood planning, which can affect the approval pathway for certain works.

• Older housing stock: Many homes on the Northern Beaches were built in the 1950s–1980s and may contain asbestos-containing materials, particularly in wet areas, eaves, and wall sheeting. This must be managed carefully during any renovation.

We're familiar with all of these local nuances and factor them into every project from day one. See how we approach Northern Beaches renovation projects →

My home may contain asbestos. What do I need to know before renovating?

Asbestos-containing materials (ACMs) were commonly used in Australian residential construction until the mid-1980s and were banned from use from December 2003. If your home was built before 1990, there is a meaningful chance some materials — particularly in wet areas, eaves lining, wall sheeting, flooring underlays, or roof space — may contain asbestos.

Before any renovation work that disturbs these materials begins, an asbestos assessment by a licensed assessor is strongly recommended. Disturbance of asbestos without proper controls is a serious health and legal risk.

We flag potential asbestos risks as part of our project assessment and can advise on how to manage identification and safe removal before your build begins. Talk to us before you start →

How do Northern Beaches Council approval processes compare to other Sydney councils?

Northern Beaches Council — formed from the amalgamation of the former Manly, Pittwater, and Warringah councils — applies both state-level planning policies and its own local environmental plans and development control plans. Like many Sydney councils, DA timeframes can be lengthy, with complex or contested applications sometimes taking 6–12 months or more.

This is one of the key reasons we prioritise exempt and complying development pathways wherever possible for our clients — not just to save money, but to save significant time. Read our guide to navigating the approval system →