Yarra Architects - Residential + Commercial Architects

YOUR LOCAL ARCHITECT

Dandenong Ranges + Yarra Valley Specialists

About Us

Yarra Architects is a small, locally-focused practice based in the Dandenong Ranges. We work closely with our clients and find practical solutions to challenging sites that often feature bushfire overlays, significant vegetation, and steep slopes. Our work stretches across a variety of landscapes including the urban fringe of Melbourne’s Eastern Suburbs, the steep slopes of Mt Dandenong, and the rural areas of the Yarra Valley and Warburton. We love a challenge and thrive on transforming complex briefs for residential or commercial projects into distinctive architectural solutions.

Approach

Local

We are based in ‘the hills’ and specialise in the unique character, challenges and opportunities of our local area. Bushfire, erosion management and landslip, native vegetation, steep slopes and lack of stormwater and sewer infrastructure are issues we deal with every day.

Sustainable Design

We have a passion for sustainable design – we want to make sure every project responds to the natural environment to reduce carbon footprints and improve building performance. This includes correct solar orientation of spaces, optimisation of window placements and shading and designing for cross ventilation and solar systems as part of every design.

3D Modelling

All of our work is fully 3D modelled to provide clients with the best possible understanding how their project will look and function inside and out – no need to be able to read plans or interpret drawings when you can take a virtual walk through the project.

Options

We embrace options as part of the design process and will engage you in the conversation on what works and what doesn’t with each option. We listen to what you want and work hard to develop design solutions which take them to the next level.

Organised

There are a lot of external reports, designs and assessments required to inform the way a project is designed and to successfully navigate town planning and building permit requirements. We organise multiple quotes from experienced and qualified consultants to ensure everything that is needed is covered, and you are getting the best value for money.

Connected

We work with a number of local builders which allows us to verify project budgets are appropriate at early stages and gives you confidence that construction will be in good hands.

Our Process

To successfully navigate any building project there are a lot of moving parts that require careful management, and particularly so on the complex projects we specialise in. Our process is intended to make our clients projects fully inclusive, but as easy and stress-free as possible, with a particular focus on making sure project budgets are as realistic as possible from early stages.

Fee Proposal
For every prospective project we will organise to meet with you on site to discuss your brief, budget and aspirations for the project. From there we will be able to run you through our process, typical time frames and discuss any initial ideas and potential challenges we see with the site. Following the meeting we will compile a full fee proposal broken down into the following stages with a guide to the other consultants you will need and their likely costs for your consideration. Fee proposals are done free of charge and obligation free.
Concept Design
We start every project with a more detailed meeting to fully understand the project brief and objectives as well as undertake a site analysis to gauge the opportunities and constraints of the site. We then develop some initial design options in 3D and work with you to refine those designs to achieve the perfect layout and overall concept for the project. At this point we can provide some preliminary cost estimate advice to ensure the project is on budget.
Design Development
Building upon the concept design, we delve deeper into the details. We design the exterior forms, select materials and colours, resolve site works and connection to landscape and optimise the environmental response. We also look to investigate any potential cost factors on the project with the objective of being able to put together a detailed scoping document which can be sent out to builders to confirm the project is on budget and from there select a builder to work with through the remainder of the process.
Town Planning
Where required we will complete the drawings and organise all of the reports and other requirements required to satisfy the zone and overlays on your land. We submit the application on your behalf and work with your local council to achieve a Planning Permit.
Building Permit
We prepare fully dimensioned, scoped, specified, and coordinated construction documentation for obtaining a building permit. We coordinate the other consultants required to ensure compliance with building codes and regulations and obtain a building permit.
Interior Design
In collaboration with our clients, we select fixtures, fittings and finishes as well as design joinery to create a fully cohesive design. The design is added to our 3D model to help our clients visualise the outcomes and fully document the scope for inclusion in the construction contract. This is an optional service, and we are also happy for our clients to select their own fixtures and finishes and design the joinery with the builders joiners.
Contract Administration
As an architect registered with the Architects Registration Board of Victoria (ARBV) we can be engaged to independently administer the building contract, assess progress claims, variation submissions, attend regular site meetings and conduct defects inspections to ensure the highest quality results are achieved. This is an optional service, and we are also happy to limit our engagement during construction to only be involved when requested.

Local Knowledge

The Dandenong Ranges and Yarra Valley consist of a diverse range of landscapes and often feature steep slopes, dense or sensitive vegetation and bushfire risks. This comes with a strict set of rules and requirements which our local knowledge can help you navigate.

We work within Yarra Ranges Council, Cardinia Shire Council, Knox City Council and Nillumbik Shire Council on a regular basis and are available to go further afield as required. Understanding the zones and overlays administered by the council’s is critical to a smooth process through town planning, and we offer the below outlines for general background, with more detailed and specific analysis available as part of our design and documentation process.

To find out what zoning and overlays apply to your land visit VicPlan.

Bushfire Management Overlay (BMO)

If your property is within a BMO area it is at risk of being affected by bushfire and there are requirements to reduce that threat that must be implemented to achieve town planning approval. All new dwellings or renovations and extensions >50% of the existing floor area are required to comply with the four main requirements of the BMO:

Construction Standard – your property will be assessed to determine the level of risk of radiant heat and wind-borne ember attack from a bushfire known as a Bushfire Attack Level (BAL) rating. This rating is determined by the type and proximity of vegetation to your home as well as the direction and steepness of any slope and will result in one of five ratings:

BAL-12.5 – most minor risk with few additional costs than a typical build.
BAL-19 – moderate risk with similar requirements to BAL-12.5.
BAL-29 – high risk with common sense requirements for mitigating risk at a reasonable cost.
BAL-40 – very high risk and requires the upgrade of doors and windows above the standard.
BAL-FZ – most extreme risk and requires all new work to meet stringent fire rating requirements.

Defendable Space – you will need to create a defendable space around your home which is maintained during the fire danger period to meet a strict set of requirements in terms of proximity and density of vegetation.

Water Supply – you will need to provide a static water supply for the purposes of bushfire protection. This is an above ground concrete or steel water tank which depending on the size of your property and proximity to a fire hydrant may be for personal or Country Fire Authority (CFA) use in a bushfire situation.

CFA Access – for more rural sites with extended driveways there are requirements to ensure the roadway is suitable for access by CFA trucks in the case of a bushfire emergency.

As part of a town planning submission where the BMO is triggered a Bushfire Management Statement and Bushfire Management Plan is required to be prepared by a qualified Bushfire Consultant that addresses the specific application of the requirements. In this instance we will organise fees from suitable consultants and ensure the outcomes best support your interests.

Erosion Management Overlay (EMO)

If your property is subject to an Erosion Management Overlay, it often means the land is steep and therefore vulnerable to erosion and potentially landslip events. It is therefore important to carefully design the buildings foundations, stormwater systems and landscape embankments, as well as retain vegetation where possible so as to reduce the risks as best as possible.

As part of a town planning submission where the EMO is triggered a Geotechnical and Landslip Risk Assessment is required to review the ground conditions and proposed works and make recommendations to mitigate the risk of erosion and landslip. In this instance, we will organise fees from suitable consultants and ensure the outcomes best support your interests.

Significant Landscape Overlay (SLO)

The Dandenong Ranges and Yarra Valley are areas of significance defined by their unique landscapes and this overlay is in place to preserve and maintain that character. There are specific objectives depending on the specific location but generally projects in these areas need to demonstrate that they:

Maintain important local views and do not dominate a ridgeline, a viewing point or the skyline.
Integrate with the topography and landscape features of the area and limit building height.
Require as minimal as possible soil disturbance or excavation to reduce the risk of erosion.
Do not have long and obtrusive driveways.
Provide infrastructure and services such as drainage, water, electricity and reticulated sewerage that are unobtrusive and sensitive to the natural environment.
Retain significant vegetation, including mature exotic vegetation that contributes to the landscape character of the area, with no significant vegetation being removed solely for the purpose of providing a view.
Use subdued colours and non-reflective materials on external surfaces that complement and help the building blend into the surrounding landscape.
Provide landscaping to minimise the visual impact of any works as it is viewed from a distance and include vegetation characteristic of the area in any replanting.

In a significant landscape area we are careful to design projects that fit within these guidelines and demonstrate how this has been done in the town planning submission with 3D visualisations and materials, finishes and colour schedules.

Vegetation Protection Overlay (VPO)

When a Vegetation Protection Overlay is applied to a site it means there are particular restrictions on removing vegetation in the local area. The significance of the vegetation is dependent on the specific area but quite often features remnant indigenous vegetation and/or mature exotic species which is providing habitat to native fauna or protecting local waterways from erosion.

Within a Vegetation Protection Overlay we are careful to design projects to retain as much vegetation and replace it where possible. As part of a town planning application we often need to organise and work with suitability qualified Arborists and Ecologists to provide reports and recommendations to support the application.

Environmental Significance Overlay (ESO)

If your property is within this overlay it means the local area includes sites of botanical or zoological significance that contribute to the ecological processes and biodiversity of the region. The nature of the requirements in this overlay is dependent on the specific significance of the area but generally the overlay is to ensure any works are sensitively designed so as not to be detrimental to the unique environmental characteristics of the area.

In an area of environmental significance, we are careful to design projects to fit within the specific guidelines, retain as much vegetation as possible and work to enhance the ecology of the site. As part of a town planning application we often need to organise and work with suitability qualified Ecologists and Arborists to provide reports and recommendations to support the application.

Design and Development Overlay (DDO)

Properties within a Design and Development Overlay have specific development controls in place designed to preserve the unique characteristics or heritage significance of an area. It aims to preserve or enhance the area’s distinctive qualities by setting design guidelines, height and setback requirements, and/or landscaping requirements with the specific requirements being quite localised.

In these areas we design our projects to strictly fit within the guidelines in order to ensure the planning process is as smooth as possible.

Bushfire Prone Land

For any building permit in an area designated as Bushfire Prone Land whether required under a Bushfire Management Overlay (BMO) or not a Bushfire Attack Level (BAL) assessment is required to determine the construction standard the project is to be built to. As within a BMO this rating is determined by the type and proximity of vegetation to your home, direction and steepness of any slope and will result in one of five ratings:

BAL-12.5 – most minor risk with few additional costs than a typical build.
BAL-19 – moderate risk with similar requirements to BAL-12.5.
BAL-29 – high risk with common sense requirements for mitigating risk at a reasonable cost.
BAL-40 – very high risk and requires the upgrade of doors and windows above the standard.
BAL-FZ – most extreme risk and requires all new work to meet stringent fire rating requirements.

For any projects on bushfire prone land we can organise a suitability qualified Bushfire Consultant to determine the BAL rating for your project and work with them on how to reduce the BAL rating if it is of benefit.

Consulting

In addition to our comprehensive architectural design and documentation services, we are also offer a consulting service aimed at sharing our extensive local knowledge and technical expertise with clients who have unique requirements. Our consulting services encompass the following areas:

Pre-Purchase Advice

If you are looking to buy an existing property requiring a renovation/extension, a vacant block of land, or a knock-down rebuild site we can assist by reviewing the site, existing conditions, zones and overlays and provide preliminary advice. Our goal is to enable you to fully comprehend the potential opportunities and limitations of the site, empowering you to make an informed purchase decision. We can also advise on what to expect during the design, approval, and construction processes – demystifying the process.

Feasibility Studies

If you have a challenging site and what to find out what is possible for the site we can complete a feasibility study to make an informed assessment. This can be in conjunction with specialist bushfire, native vegetation or planning advice to make sure you fully understand what can or can’t be done with your site.

Master Planning

If you aren’t ready to undertake a full design process, but want to develop a master plan for your property we are able to work with you to develop a long-term plan and identify separable portions within it which can be rolled out over time. We can advise on the planning and building permit requirements for each stage based on your zoning and overlays.

Design Consultation

If you don’t think you need an architect for your project, but would still like some expert advice to refine your ideals or help you understand what is possible/feasible for your extension or renovation project we can hold an onsite design consultation to assist.

Plan Reviews

If you are working on your own plans, or with a building designer, draftsperson or builder and would like some specialist advice or a second opinion we are happy to assist. We can review preliminary plans for environmental design, planning compliance, cost effectiveness or any other design issues you are concerned about.

Documentation Reviews

If you have building permit plans and are concerned about the coordination or completeness of the package which affects your ability to get a solid fixed-price construction contract, we are able to review and provide advice to address your concerns.

We encourage you to reach out to us to discuss how we can assist you with your specific needs.