Fully Managed Service from Design to Completion
Building Design and Drafting Services Lismore
CUSTOM DESIGNED HOMES
Lismore Building Designer. Fixed-Price Design & Lismore City Council Approval Management
Lismore is rebuilding — and doing it more carefully, more deliberately, and with a clearer understanding of flood risk than anywhere else in the Northern Rivers. The 2022 floods reshaped not just the city, but the planning framework around how and where Lismore grows next. Whether you're building on higher ground in Goonellabah, raising or replacing a flood-affected home, or starting fresh on a site well clear of the floodplain, getting the design and approval process right has never mattered more. We provide fixed-price building design, drafting, and complete Lismore City Council approval management — so your project is handled with the care and expertise this moment in Lismore's history demands.
Get Your Project
Assessment
Lismore's planning environment is actively evolving — flood planning levels are being updated, buy-back land is being repurposed, and the rules around what can be built where are more nuanced than they've ever been. Before you commit to a design direction, let's talk through your site, what's achievable, and what Lismore City Council will need from your application.
CUSTOM NEW HOME DESIGNS in Lismore
Lismore is a city with deep roots and a community determined to build forward, not just back. The homes being built here now need to be smarter — better oriented, better elevated, built with materials and methods that acknowledge what this landscape is capable of. That’s the standard we design to.
Our Specialist Design Services:
- New Homes on Elevated & Flood-Safe Sites
- Flood-Resilient Design on Flood-Affected Lots
- Dual Occupancy & Secondary Dwellings
- House Raising Documentation & Design
- Passive Solar & Thermally Efficient Homes
- Sustainable & Low-Impact Builds
EXTENSIONS & RENOVATIONS in Lismore
Lismore’s housing stock tells the story of a resilient community — older homes, character properties, and established neighbourhoods that have been through a great deal and are worth investing in properly. Whether you’re raising above the flood planning level, extending an existing home, or undertaking a full renovation, we produce the documentation you need to get it done right and approved.
- House Raising Plans & Documentation
- Upper Level Additions
- Ground Floor Extensions & Open Plan Conversions
- Full Renovation Documentation
- Granny Flat & Secondary Dwelling Additions
- Flood-Resilient Material & Construction Specifications
Outdoor Spaces That Work With Lismore's Landscape
From the escarpment views of Goonellabah to the established gardens of the inner suburbs, Lismore properties have outdoor character worth enhancing. We design council-compliant outdoor spaces that add real value without creating additional flood risk or approval complexity.
- Covered Verandahs & Entertaining Areas
- Elevated Decks & Outdoor Rooms
- Pergolas & Shade Structures
- Garages, Carports & Covered Parking
Building in Lismore Right Now Requires Someone Who Understands the Full Picture
Lismore’s planning environment is unlike anywhere else in the Northern Rivers — not because the rules are more complex than other councils, but because they are actively changing in response to what happened in 2022 and what the community and government are building toward next.
The NSW Government’s Lismore Flood Recovery Planning Package introduced faster, simpler approval pathways to accelerate new homes and house raising in parts of Lismore — including a complying development pathway for eligible house raising projects. Lismore City Council has also revised its Flood Prone Lands Development Control Plan, taking a risk-based approach to planning in flood-prone areas, with requirements around minimum floor levels, flood-compatible materials, and structural soundness for new development. And the Lismore Flood Risk Management Plan 2024 integrates lessons from the 2022 events into a forward-looking framework that will continue to shape what gets built and where.
We prepare and lodge complete DA packages for Lismore City Council, coordinate every specialist required, and manage the full process through to Construction Certificate. One point of contact, from first site conversation to approved documentation.
#1 Building Design and drafting services around Lismore
SERVICES
Complete Building Design Services for Lismore & the Northern Rivers Hinterland
Every Lismore project starts with understanding the site — its flood status, its planning constraints, and the approval pathway that makes most sense. We work through every stage from there, keeping your project on track through a planning environment that continues to evolve.
Pre-Design & Feasibility
Discussing project feasibility, site analysis, budget constraints, and regulatory requirements to ensure your vision is achievable before significant investment.
Concept Design & Floor Plans
Exploring possibilities and developing floor plan layouts that balance your vision with practical considerations, site constraints, and budget realities.
DA & Construction Certificates
Managing the entire development approval and construction certificate process, including consultant coordination, council liaison, and all required documentation.
Architectural Plans
Creating comprehensive plans for DA approval including floor plans, elevations, roof plans, BASIX requirements, window schedules, structural sections, and construction notes.
Construction Documentation
Producing detailed technical drawings for construction certificate and builder tender including earthworks, slab plans, framing plans, and erosion control.
3D Design Development
Refining concepts through detailed 3D modelling showing roof lines, window and door locations, materials, and spatial relationships to visualize your completed project.
Frequently asked questions for
Homeowners in lismore
Lismore City Council continues to assess DAs under the Lismore LEP 2012 and DCP, but the council’s approach to flood-affected land has been significantly refined since 2022. The revised Flood Prone Lands DCP takes a risk-based approach to planning in flood-prone areas, with detailed requirements around floor levels, materials, and construction methods for new development. For sites in the flood planning area, demonstrating flood compliance is now a central part of any residential DA. We assess your site’s flood status at pre-design stage so your application is structured correctly from the outset.
The NSW Government’s Resilient Homes Fund is an $800 million program that includes funding for house raising for eligible homeowners in the Northern Rivers region. For eligible Lismore properties, the program provides a pathway to raise your home above the flood planning level — with a faster complying development approval pathway for projects that meet the required standards. If your property may be eligible, we can help you understand what documentation and design work is required and coordinate the process.
It depends on your site’s specific flood classification and where it sits relative to Lismore City Council’s current flood planning levels. The NSW Reconstruction Authority has voluntarily purchased properties at the highest risk of repeated flooding, and a risk-based approach is being used to determine future compatible uses for that land. For sites outside the buy-back areas, new development may still be permissible subject to meeting flood planning level requirements and DCP controls. We assess this at feasibility stage and give you a clear, honest picture of what’s achievable on your specific lot.
A flood planning level is the minimum height at which the habitable floor of a new home or raised home must be set, based on flood modelling for your area. Lismore City Council has been considering raising flood planning levels to reflect more frequent and severe flood events, and the council has invested in an online flood planning portal where property-specific flood information and certificates are available. Your site’s flood planning level directly determines your minimum floor height — which in turn affects your home’s design, construction cost, and structural approach. We factor this in from the very first concept stage.
Commonly required reports include a Statement of Environmental Effects, BASIX certificate, and flood assessment or property flood certificate. Depending on your site, you may also need a bushfire assessment, biodiversity report, arborist report, or structural engineer input at DA stage. We coordinate all required reports through our established network of competitively priced specialists — so nothing is missing at lodgement and you’re not managing multiple specialists independently.
Every stage is clearly scoped and priced before we start. Your fixed price covers all design and documentation for that stage, including Lismore City Council submission requirements, BASIX compliance, and flood planning level compliance. External consultant and council fees are outlined separately upfront — no open-ended billing, no surprises mid-project.
working with councils
across the northern rivers
