Building Design Expectations vs. Reality

By Glen McCulloch

In the world of building design, there’s a delicate balance between vision and reality. Every designer has experienced it: a client comes in with a Pinterest board full of dream home ideas—grand façades, expansive decks, boundary-hugging pools—only to be met with planning restrictions, zoning rules, or budget limits.

Let’s explores why some designs can’t be approved, and how engaging the right design team, clear communication and early education can turn disappointment into informed decision-making.

Planning Controls

Many clients assume that if the block is big enough, anything goes, however that’s rarely the case. Every site is governed by a planning scheme which includes zoning, overlays, and ResCode requirements.

Common issues include:

  • Setback requirements preventing builds too close to the street or boundaries
  • Maximum site coverage and minimum garden area rules
  • Height restrictions
  • Overshadowing neighbouring private open space or windows
  • Overlooking (especially from balconies or upper storey windows)
  • Non-compliance with neighbourhood character guidelines – Even a visually stunning design can be knocked back if it is deemed to negatively impact a character of the area

Even if a design is functionally sound, it may not align with what the council will allow.

Site Overlays

Site overlays are one of the most misunderstood parts of the planning system. They can quietly derail a design, even when zoning seems straightforward.

For example:

  • A Bushfire Management Overlay (BMO) might require redesigning materials, setbacks, or even access points
  • A Heritage Overlay may prohibit external changes or mandate restoration over demolition
  • A Flood Overlay may demand raising floor levels, impacting accessibility or aesthetics

These overlays are non-negotiable and must be considered before finalising a concept

The Budget vs. The Brief

A client might request a 300m² custom home on a $300,000 build budget. Unfortunately, now days this is an unrealistic hope. Good designers will often work with clients to help them obtain a more realistic expectation and understand the domino effect of design choices (e.g., large spans, multiple levels, or extensive glazing).

Then it is just a matter of working though priorities and arriving at a realistic outcome

VCAT

When a design is refused by council, clients often assume they can just “take it to VCAT” and get approval. VCAT is not a rubber stamp—it’s a legal process requiring time, expert evidence, and often compromise. It also adds significant cost and stress.

Sometimes, the smarter move is to redesign within regulations, rather than fight it.

How to Manage Expectations

Clear, honest communication from day one is critical, though actions such as:

  • Conduct a planning report before sketching anything
  • Walk clients through overlays, zoning, and ResCode impacts
  • Be transparent about budget limitations and buildability

A great designer doesn’t just create beautiful plans—they guide clients through the maze of policy, helping dreams evolve into realistic, approvable outcomes.

You don’t want a “yes man” that says everything you want is great. You want someone that can listen to what you want, provide the best advice and work within guidelines to provide the best outcome