Thank you for choosing Cadox Building Design to assist you with your project. We truly
appreciate the chance to offer our services to you, and we are confident that you will be
pleased with the outcome achieved.
Please feel free to contact us if you need further information. We will gladly answer any
questions that you have.
Stephen Oxley is the Director of Cadox Building Design Pty Ltd.
Throughout his career Stephen has sustained an active involvement
in all areas of building design and construction, working across a
broad scale of projects including residential and commercial houses,
public buildings and spaces. In Stephens 20 year career his
experience has seen his designs branch all over Melbourne and
Stephen is a member of the Building Designers Association
Victoria and is a Qualified Building Designer and Registered
Specialities: Architectural Design, Residential Design, Construction
Drawings, Comprehensive Planning, Concept Design
We tick the right Boxes
One Stop Shop
We do everything for you! From Designing, Drafting, Town
Planning Permits, Drawing to Construction
Professional Design Ethic
We can Design your 10 star home
We are extremely competative with pricing and our quality is
second to none
We have the answers to all your project problems
Cadox Building Deisgn has collctively over 40 years experience
Cadox only employes staff that are qualified in the industry
Detailed designed building plans of your home, extension or any of the below are
- Council approval
- Builders quotations
- Contractual documents
- Working plans for constructions
With passion and creative flair we create a balance between function and style. Creating
residential and commercial designs that speak for themselves.
Design your dream new home to suit your lifestyle, with our specialist advice and design
team. Want something a little extra? We can provide you with design for more upmarket
homes that are sure to impress.
Multi Unit Developments and Appartments
We have enabled hundreds of land owners to successfully develop Multi-Unit Sites to
achieve the full maximum return on investments.
Discover how to greatly increase the lifestyle potential of your property with our dual
Town Planning Consultancy
We can provide you with consultants to handle council applications for all planning matters
including new homes, multi units, rescode assessment etc.
Town Planning and Building Permits
You will experience a quick, hassle free turn around as we can provide you with all town
planning and building permits required for your project.
Extensions & Renovations
Don’t want to sell? Keep your home and extend your lifestyle instead! We design quality
home makeovers with your budget in mind. 5.
Garages & Carports
Keep your car out of the harsh elements with a carport to match your home.
Pergolas & Verandahs
Change the look of your outdoor space with a stylish verandah or pergola. Proven to add
more value to your home!
Warehouse & Office Construction
We can provide precast, tilt up panel and steel shop detail services.
House Energy Ratings
Improving the energy efficiency of your home has a significant economic and environmental
benefit for Australia for a cleaner cost effective tomorrow.
3D Presentation Renders
Enabling you to see an instant visual of your project in advance! We can provide you with
photo-realistic graphics of your CAD plans and designs.
Shop Fit Out
We fit out retail and commercial shops to make them inviting to your customers and usable for
Be free to choose your own builder or we can refer you to a reputable builder who is suited to
your project eliminating the worry of you selecting an unknown builder.
We handle subdivisions and plans to go with your subdivisions with possibly no cost to you.
Without the precise measuring of boundaries and land, projects can quickly become a major
problem. With these measurements we can make an accurate picture of what we are dealing
with when making your designs.
Tired of your old kitchen or bathroom, study or living area? We have a range of solutions to
meet your needs and budget.
Here are some clients we have had the pleasure of working with.
Please find a selection of our most recent projects below.
- Queens Road, Silvan
- Nagle Way, Kinglake West
- Whitegum Drive, East Warburton
- Brushy Park Road, Wonga Park
- St Clair Road, Wantirna South
- Shirley Lane, Healesville
- Plenty River Drive, Greensborough
- Wattle Grove, Portsea
- High Street, Glen Iris
- Tallawarra Rise, Donvale
- Ellis Road, Yarra Glen
Multi Unit Developments
- Gary Court, Croydon
- Canterbury Road, Heathmont
- Exeter Road, Croydon
- Boronia Road, Wantirna South (Knox Club)
- View Road, Bayswater
- Corner of Orchid Avenue and Genista Avenue, Boronia
- Sundew Avenue, Boronia
- Station Street, Ferntree Gully
- Floreston Road, Boronia
- El Centro, Chirnside Park
- Eden on Queens - Queens Road, Melbourne
Once you have signed on with us this is what will happen:
Initial Meetings and Property Information
As each project is specific - this stage is a time to meet, analyse and advise.
Local councils are becoming ever stricter so property information research is a necessity for
all projects, Cadox have created and set precedence to relieve property research in a
written format from council. The written wording will determine if town planning, building
permit or both are required.
A preliminary council consultation meeting is advisable to ascertain councils view on your
project. At this stage, you will receive a scope of works, fee schedule and time frame.
At Cadox we have created many alliances with local companies and trades. We
understand that you are busy with work, family and personal commitments and don’t have
the time to organize large projects. Our systems alleviate the need for you as the client to
have to organize anything. Our team from engagement of our appointment will liaise with
all external consultants, trades and councils on your behalf.
In this stage, soil engineers, site surveyors and title research is obtained if required and our
staff will notify you of this.
By this stage all preliminary property research, site surveys and reports have been obtained,
our staffs have advised you on the direction of your project and it’s time to start drawing.
As many projects will involve your existing home our staff will make another site visit and
measure up your existing features.
Concept Design, Building and Town Planning Documentation
If design is required it is completed in this stage. Conceptual sketches and brainstorming
with you enables us to see and advise of the various options, costing and time schedule of
any proposed project.
Concept designs will be produced to include site plan, floor plans, elevations and the
overall view of how your project will look and basic construction.
Building Documentation: Once the designs have been signed off, the next step is
building documentation. In this stage your conceptual sketches are taken to the technical
level. This set of plans is completed with the view of obtaining a building permit. These plans
are also used for building construction pricing as they will have all technical data
specification and sizes on the drawings.
As all projects will require either a town planning, building permit or both. Project
co-ordination is implemented at this stage. By this stage we would have engaged a
structural engineer and together the architect and engineer work hand in hand to design
the structure to ensure a safe and structural building.
On completion of the following steps:
1. Town Planning Documentation and/or
2. Building Documentation
3. Geotechnical Soil Investigation
4. Structural Engineering
5. Client Consultation
With this full set of documents, construction costs can be obtained or a building permit can
be issued with the insurance details of your builder. Alternatively you can obtain a building
permit with an estimated cost of works and as an “owner builder”.
The only thing left to do is construction. With our extensive builders list your building
practitioner can liaise with builders on your behalf.
We work on a 4-8 week turn around depending on the complexity of the project.
The first item that will be requested is the Site Feature Survey. We will contact you to organise
a time for this to be carried out. Then your file will be allocated to one of our draftsmen who
will then make contact with you.
What is a Planning Application?
A planning application is an application made to local council for consent to carry out a
development such as extensions, subdivision, house construction and possibly renovation.
So if you’re thinking of adding on, building a shed, altering the structure of your home or
making any other major change to your building or garden then you may need a
How do I know if my project needs Planning?
Not everyone who does a renovation will need to submit a planning application. The
requirements are dictated by each local council. This means that your renovation in one
location may need one, while your friend’s identical renovation in a different location
Some general stipulations that councils use to determine if a planning application is
Zoning Regulation – Your local council is divided into zones such as residential or business.
Different regulations for factors such as building height apply to each different zone.
Local Environment Plan – This establishes what forms of development and land use are
permitted in the council area. Different types of developments will be permitted in
Development Control Plan and Land use Regulations – These provide additional information
and guidelines to the Local Environment Plan on development and land use.
Visual impact of Development – Will the development change the look of the streetscape?
Impact on Adjoining Property – How will the development effect the neighbours.
Before we submit any planning application to council we recommend that you consult with
your neighbours. This allows you to explain your development plans in detail and allows them
to voice any concerns. A small change in the plans at this stage could make the neighbours
happy and potentially save you lots of money in the process.
After we have submitted your application, it doesn’t stop there. You may have a
period of public notification (depending on your local council) whereby members of the
community can have access to your application and can lodge an objection. This is where
consulting your neighbours prior to submitting can benefit you.
The Decision Making Process
At this point council may request additional information, undergo an inspection of the site
or request a council meeting. There are a number of ways in with the application will
▪ Assessment by council planning staff under delegated authority
▪ Assessment by your council conducting a development assessment meeting – this can
occur due to objections to the proposal or it does not comply with the council’s standard
regulations and policy
▪ Assessment at a council meeting - this is when the application is controversial, and has
attracted a large number of objections or has been referred from a development or
▪ Approval Notification
Now it’s a waiting game. The duration of approval depends on the type of application and
which council is involved. Some can take a few weeks while others can take months. We will
notify you once we have a known an outcome of the application.
Planning Permit Refusal
Occasionally, Council may refuse to grant your planning permit and will issue a ‘Notice of
Refusal to Grant a Permit’. The grounds for the refusal are listed on the notice. Council will
give a copy of this notice to you and all other parties involved in the application process.
Information about applications for review to the Victorian Civil and Administrative Tribunal
(VCAT) is printed on the back of the refusal notice.
A council planner may let you know in advance if your application is to be refused. This
allows you to make changes to the application that addresses council’s concerns.
However, you are not under any obligation to make changes and, sometimes, there is a
fundamental difference between what you want to do and the council planner’s
assessment of the application that can only be resolved at VCAT.
In some instances, the council planner may recommend that the permit is granted but
council may refuse the application. Council is not obliged to accept the council planner’s
recommendation and there are many reasons why it may be overturned.
If your application is refused, you have 60 days from the date that notice of the refusal is
given to apply to VCAT for a review of the decision. Lodge an application for review as soon
as possible so you get in the VCAT system.
Refrenced from Victorian Planning Scheme: http://www.dpcd.vic.gov.au/planning/planningapplications/deciding-a-permitapplication#refusal
What time can I call?
You can call the office any time between 9 -5 pm Monday – Friday, if you don’t catch us
at this time you can leave an answer phone message and one of our friendly staff members
will be in contact with you promptly once the office re opens. Alternatively, you can send
an email to email@example.com.
Will I need Planning Approval?
In some cases you don’t need planning approval. Some types of projects may include some
garden sheds, decking’s, pergolas, carports and home extensions. This type of development
must be done in accordance with the development standards, if you can’t satisfy all of
these standards it is no longer exempt development and you may need to apply for
development consent through your local council. Cadox Building Design Pty Ltd can help
you with this.
What does it cost to build?
This is a complex question and depends on many things including:
▪ The size of the house
▪ The materials that the house will be built with
▪ The quality of the fit out
▪ The slope of the site
▪ How complex the design is
It is best to have detailed plans and a building permit, for your build.
What is a Site Plan?
Site Plans are an overhead view of the site and home in reference to the boundaries of the
lot. Site plans should outline location of utility of services, retaining walls, setback
requirements, easements, fences and the location of driveways & topographical data
that specifies the slope of the terrain.
How long is the project turnaround time?
The turnaround time depends on the project. Based on the project details and requirements
we calculate the time line for the project completion.
How long does it take to receive the Planning Permit?
A planning permit can take anywhere between 3 – 6 months to receive.
Planning Permit Application and Process
A pre-application meeting with council is the starting point and will provide a guide of
council’s opinions and may raise any concerns that they may have. Lodging the
application and having it allocated to a planner is the next step. The planner will carry out
an assessment of the application. The application is then sent to advertising and objections
can be lodged. The objections (if any) are considered and theplanner may take the
application to a meeting for a decision or if possible, recommend an outcome for
What is the Difference between a Building Permit and a Planning Permit?
In simple terms a building permit deals with a buildings structural stability and safety whilst a
planning permit deals with local appropriateness of form, location or use.
Is a Building Permit Required?
Building Permit requirements are now based on the scope of building work rather than the
value of the building work. Now implying the need for garages, carports and pergolas to
have a permit. If you are unsure if your project requires a permit, feel free to call us for
clarification on this.
Building Permit Details and Process
Once you have lodged your application with a building surveyor, they will check for
compliance with the regulations and can issue a permit with or without conditions. The
building surveyor who issues the permit must follow the project through to the end, carrying
out building inspections and issue an occupancy permit or a certificate of final inspection
on completion of your building work.
What is an Elevation?
Elevations are a 2D view of the home design and include front, rear and both side
elevations. They show ridge heights and positioning of the final fall of the land, exterior
finishes, roof pitches, fence locations and other details.
What are the benefits of having a 3D Design?
You are able to see your ideas come to life. This way it is easy for you to see exactly what
you are getting and allows you to successfully explore all of the design opportunities. Photo
realistic renders are also a great way for you to share your design with others and promote
or sell designs off the plan.
What is a NOD (Notice of Decision)?
When council issues a Notice of Decision, it means that Council has decided to grant a
Planning Permit, however, if objections are received, a Planning Permit
cannot yet be issued.
If objections are received after public notification of the proposal, a Planning
Permit cannot be issued until objectors are given an opportunity to appeal (should they wish
to) against the Notice of Decision to the Victorian Civil and Administrative Tribunal
Why does my home need a 6 Star Energy Rating?
A 6 star energy rating is required for all new homes, home renovations, alterations, additions
and relocations in Victoria. A 6 Star energy rating is about good layout, simple adjustments
and the concept sketch stage and designing a house to suit the site are considered with all
of our designs.
Why do I need a BAL?
The BAL determines the construction methods that must be used and takes into
consideration a number of factors including the Fire Danger Index, the slope of land, types
of surrounding vegetation and its proximity to any building.
The construction methods must be included on the design documents lodged for a
building permit. Our building surveyor will check that these requirements are met.
Why do I need a Soil Report?
A geotechnical soil report details the suitability of a site for construction. Your project is likely
to require one if you are building a permanent structure. It reports on the stability of the soil in
the area and any issues such as floodplains, water tables and slopes.
We use soil reports to verify that you are building in an area that is safe. When constructing a
building, sewage system, roadway or other project, builders and engineers need to know if
the soil can provide enough support or if it has the potential to give way.
Why do I need a Survey?
Land surveys are crucial to the process of responsible land development. They are
commonly used to determine the boundaries and features of properties, to determine
easements and encroachments, to develop or build on land, and to satisfy local building
codes and regulations.
“Stephen and his team at Cadox are fantastic. Cadox provides us with the most detailed
plans that make quoting and building much easier than other providers. I don’t hesitate in
recommending Cadox to any of my Clients that ask for a Draftsman. They are very easy to
work with and I look forward to working with them more in the future.” - Kiron B
“Stephen and Cadox have always been a pleasure to work with during my time at Stokes
Perna Building Surveyors. Stephen’s knowledge of the Victorian Building Regulations is second
to none, and his team of committed draftspeople are always courteous and easy to work
with on any project. I regularly recommend Stephen and Cadox to clients who may need
to engage the services of a draftsperson, as I know they will always be provided with a high
quality of service.” - Jarryd C
We were so pleased with the work Cadox produced for us. We weren’t familiar with the
process we had to go through, but they took control of everything and we felt very
comfortable to have the people at Cadox dealing with our project. We highly recommend
their quality of service. - Sarah M
Stephen and his team delivered their report on time. They were thorough and profes-
sional in their dealings. -Helen P