At Planshop, we provide architectural design, drafting, town planning, project management and on-site architectural presence for homeowners across Sydney’s Eastern Suburbs, from Bondi and Bronte to Paddington, Woollahra, Double Bay, Bellevue Hill, Vaucluse and Rose Bay.
Led by Nominated Architect Martin Taylor with 20+ years of experience, we work on heritage terraces, Federation and Inter-War homes, beachside properties, harbour-facing residences and contemporary new builds across the Woollahra, Waverley and Randwick local government areas.
Our integrated design-to-construction model means an architect-led team takes your project from first sketch through to final inspection, with daily focus and on-site attendance throughout the build.
Architectural Design and Construction in the Eastern Suburbs
The Eastern Suburbs is one of the most architecturally significant residential precincts in Australia. The Woollahra LGA alone contains harbour-foreshore estates, Federation mansions, Victorian terraces and Inter-War apartments, while Waverley holds one of Australia’s most concentrated collections of Inter-War art deco residential buildings in and around Bondi Beach. Randwick stretches from the coastal villages of Coogee and Clovelly through to the older fabric of Randwick itself and the suburbs around the University of New South Wales.
This is one of the most expensive residential markets in the country. Point Piper holds Australia’s highest median house value at $6.6M, with Darling Point, Vaucluse and Bellevue Hill close behind. Renovation and new-build investment in this region routinely runs into the millions, and clients expect their architect to protect that investment from the first concept sketch through to final handover.
Most Eastern Suburbs projects fall into one of four categories: heritage Federation, Victorian or Inter-War renovations and extensions, contemporary harbour-foreshore new builds and remodels, beachside coastal homes in Bondi, Bronte and Coogee, or premium apartment renovations in Bondi Junction, Double Bay and Rose Bay. Each demands a different design approach, different planning strategy and different on-site coordination. This is the work Planshop specialises in. See examples of our heritage and harbour-side work in Our Work.
Why Eastern Suburbs Homeowners Choose Planshop
Architectural presence that protects your investment
Eastern Suburbs renovation and new-build budgets routinely exceed $2M. A great design alone does not protect that investment. Construction is where projects succeed or fail, and most Sydney architects step back once the DA is approved, leaving the build to contractors and certifiers. We take a different approach. Martin Taylor and the Planshop team can remain on the project, including on site, throughout construction, assisting the coordination of trades, resolving issues in real time, and protecting design intent and the finish quality you are paying for. Read more about how our on-site architectural engagement works.
Experience across three Eastern Suburbs councils
Woollahra, Waverley and Randwick each operate under their own LEP, DCP and heritage framework. Woollahra is one of Sydney’s most affluent and architecturally protected LGAs, with extensive heritage listings and a planning panel that scrutinises significant works closely. Waverley’s Heritage Policy and the 2023 Bondi Beach Conservation Management Plan govern the Inter-War art deco precincts around the beach. Randwick blends Federation, Edwardian and post-war stock with newer infill. We have prepared and lodged applications under all three frameworks and understand how each Council assesses heritage, foreshore and density matters. Learn more about our town planning services.
An integrated in-house team
Architect, drafting, town planning and project management all sit within one practice. There is no handover between consultants, no gaps in the documentation, and no finger-pointing when a detail needs resolving. For high-value Eastern Suburbs projects, where coordination across multiple specialist consultants is the norm rather than the exception, this single point of accountability matters. See our full range of services.
Local knowledge of Eastern Suburbs building stock
Federation homes in Bellevue Hill and Woollahra. Victorian terraces in Paddington. Inter-War art deco apartments in Bondi and North Bondi. Harbour-foreshore estates in Vaucluse and Point Piper. Coastal cottages in Bronte and Clovelly. The technical issues, council expectations and design opportunities differ across each. We bring direct experience of all of these building types and the councils that assess them.
Our Services for Eastern Suburbs Projects
Architectural Design
Concept through to construction documentation for heritage renovations, contemporary extensions, ground-up new builds and apartment reconfigurations across the Eastern Suburbs. Our designs respond to the constraints of harbour and ocean views, foreshore setbacks, heritage streetscapes, and the high finish expectations of Eastern Suburbs clients.
Architectural Drafting
Construction-ready drawings prepared to NCC and BASIX standards, with the level of detail Woollahra, Waverley and Randwick assessors expect. We produce drawings that high-end builders can price accurately and build from cleanly, reducing variations and rework during construction.
Town Planning
Statement of Environmental Effects, Heritage Impact Statements, Conservation Management Plan submissions, foreshore variance applications, BASIX certificates, and Clause 4.6 variation requests when development standards need negotiating. We prepare the planning case upfront so applications move through Council assessment without unnecessary requests for additional information.
Project Management
Coordination of structural engineers, certifiers, heritage consultants, landscape architects, interior designers, surveyors and builders from the design phase through to handover. One project manager, one schedule, one budget tracked across the full project lifecycle.
On-Site Architectural Presence
This is what sets Planshop apart. We can be on site throughout construction, not on a fortnightly inspection schedule, but as part of the build team. Using BIMx, we coordinate live with builders and trades on the model itself, resolving detail questions immediately rather than letting them become defects, variations or finish-quality issues at handover.
Working with Eastern Suburbs Councils
Each Eastern Suburbs council operates differently, and a well-prepared application reflects that.
Woollahra Council
Woollahra Council administers an LGA of approximately 12 square kilometres covering Paddington, Woollahra, Double Bay, Bellevue Hill, Point Piper, Darling Point, Vaucluse, Watsons Bay and Rose Bay. The Woollahra LEP and DCP protect extensive heritage stock and harbour-foreshore views. Significant DAs are typically determined by the Woollahra Local Planning Panel rather than under delegated authority, which raises the assessment threshold. Realistic timeframes are 14 to 20 weeks for standard residential DAs and 18 to 28 weeks for heritage-listed properties or harbour-foreshore proposals.
Waverley Council
Waverley Council covers Bondi, Bondi Beach, North Bondi, Bronte, Tamarama, Waverley, Queens Park, Bondi Junction and parts of Rose Bay. The Council maintains its own Heritage Policy (with the 2022 revision currently in final draft form), an Inter-War Buildings Design Guidelines (2022), and the 2023 Bondi Beach Conservation Management Plan, which has been endorsed in 2024. Realistic timeframes are 12 to 18 weeks for standard residential DAs and 16 to 24 weeks for heritage and conservation area proposals.
Randwick City
Randwick City covers Randwick, Coogee, Clovelly, Maroubra, Kensington, Kingsford, Centennial Park and parts of Bondi Junction. The Randwick LEP and DCP govern a mix of older Federation and Edwardian stock, post-war infill and contemporary new builds. Coastal and beachfront proposals carry additional scrutiny. Realistic timeframes are 12 to 16 weeks for standard residential DAs.
Common DA challenges across the Eastern Suburbs include:
- Heritage Conservation Areas: extensive HCAs across Paddington, Woollahra, Bondi, Bronte and Randwick. Front-of-house and visible roofscape changes face strict scrutiny, and Heritage Impact Statements are required for most works.
- Inter-War art deco controls: Waverley’s Inter-War Buildings Design Guidelines apply to a large portion of Bondi and surrounding suburbs, with specific requirements for painting, fire upgrades, repairs and renovations to art deco apartment buildings.
- Harbour and foreshore controls: the Sydney Harbour Foreshore SEPP and Woollahra DCP impose strict controls on developments affecting harbour views, foreshore setbacks and building bulk near the water.
- View-sharing and overshadowing: in steep coastal and harbour locations, view-sharing and overshadowing of neighbours are frequently the primary planning issues raised by objectors and assessors.
- Tree protection: significant trees and canopy on heritage and harbour-side properties require separate consent for pruning or removal. Mature canopy trees are heavily protected in Woollahra and Waverley.
We prepare every application knowing how the relevant Council assesses it, which avoids the most common cause of delay, that is, applications that get sent back for additional information.
Common Project Types in the Eastern Suburbs
- Federation home renovations: comprehensive renovations of Federation residences in Bellevue Hill, Woollahra, Randwick and Bronte, restoring period detail while reconfiguring for contemporary family life.
- Victorian terrace renovations: Paddington and Woollahra terraces, opening the rear, adding modern services and reconfiguring narrow plans without compromising the streetscape.
- Inter-War art deco apartment renovations: particularly in Bondi, North Bondi and Bondi Junction, working within Waverley’s Inter-War Buildings Design Guidelines.
- Harbour-foreshore new builds and remodels: in Vaucluse, Point Piper, Darling Point and Rose Bay, navigating Sydney Harbour Foreshore SEPP controls and view-sharing requirements.
- Beachside coastal homes: in Bronte, Clovelly, Tamarama and Coogee, addressing salt-air durability, view orientation and coastal hazard considerations.
- Premium apartment reconfigurations: in Bondi Junction, Double Bay and Rose Bay, coordinating with owners corporations and Class 2 compliance requirements.
- Pool houses, cabanas and garden pavilions: ancillary structures within heritage and harbour-foreshore controlled sites.
Browse Our Work for completed examples across these project types.
Frequently Asked Questions
Can I renovate a heritage Federation or Victorian home in the Eastern Suburbs?
Yes, in most cases. Heritage Conservation Area listing or individual heritage listing does not freeze your home, it controls how changes are made. Rear extensions, internal reconfigurations and sympathetic additions are routinely approved when they respect the original streetscape, roof form and significant fabric. Front facades and roof changes visible from the public domain face the strictest assessment. A Heritage Impact Statement is generally required for any DA within a Heritage Conservation Area, and we prepare these as part of our integrated service.
How long does an Eastern Suburbs DA typically take?
It depends on the Council and the complexity of the proposal. Waverley and Randwick typically determine standard residential DAs in 12 to 18 weeks. Woollahra is generally slower, at 14 to 20 weeks, partly because significant works are determined by the Local Planning Panel rather than under delegated authority. Heritage-listed properties, harbour-foreshore proposals or applications requiring Land and Environment Court referral can extend to 24 weeks or longer. A well-prepared application, with all supporting documentation in place, moves through assessment significantly faster than one missing supporting documentation.
Do I need a Heritage Impact Statement for my Eastern Suburbs renovation?
If your property is individually heritage-listed, or sits within a Heritage Conservation Area under the Woollahra, Waverley or Randwick LEP, a Heritage Impact Statement is generally required for any development application. Some minor maintenance and like-for-like repairs can proceed under a Heritage Exemption Certificate without a full DA. We assess heritage status as the first step of every Eastern Suburbs project and identify which approval pathway applies before any design work begins.
What does a comprehensive Eastern Suburbs renovation typically cost?
Construction costs for Eastern Suburbs renovations and new builds typically run from $6,000 to $12,000 per square metre as of 2026, depending on heritage complexity, finish level, site access and the specification of joinery, stone, fittings and bespoke elements. Harbour-foreshore new builds frequently sit at the top of that range or above. Architect, drafting and planning fees on a typical $2M to $6M project traditionally sit at around 10 to 12% of construction cost when delivered as an integrated service with on-site roles through construction included.
We however base our fees on a stage-based approach to be highly competitive and challenge the above, adding transparency and client optioneering to target your investment exactly where you need it. Use our ‘GET A QUOTE’ service to find out more.
What is on-site architectural presence and why does it matter for a high-value renovation?
On-site architectural presence means the architect remains involved through construction rather than simply handing the project to a builder after DA approval. For high-value Eastern Suburbs renovations this matters because construction is where finish quality, design intent and budget are most at risk. Decisions made on site, often quickly, determine whether the joinery line meets the cornice cleanly, whether the stone slab is laid in the correct orientation, and whether the rear elevation actually delivers the view it was drawn for. At Planshop, Martin Taylor and the team can be on site throughout construction, coordinating with trades and resolving issues as they arise.
Can Planshop manage harbour-foreshore and view-sharing applications?
Yes. We have prepared applications under the Sydney Harbour Foreshore SEPP and the Woollahra DCP foreshore controls, including view-sharing assessments under the principles established in Tenacity Consulting v Warringah Council. View-sharing is one of the most contested planning issues in the Eastern Suburbs and a well-prepared application addresses it head-on with view-loss diagrams, sectional studies and design responses that demonstrate reasonable view-sharing has been achieved.
Can Planshop manage the entire project including the builder?
Yes. We provide full project management from design through construction, including builder tendering, contract administration, and on-site coordination. Eastern Suburbs clients typically engage premium builders for projects of this scale, and we work alongside them as the architectural team protecting design intent and finish quality. Clients can either nominate a preferred builder or have us run a competitive tender against our construction documentation.
Get Started
If you’re planning a renovation, extension or new build in the Eastern Suburbs, the first step is a consultation with Martin Taylor. We’ll review your property, identify the planning and heritage controls that apply, and outline a realistic scope, timeframe and budget before any drawings are produced. Get in touch with Planshop to arrange your initial consultation, or read more about our architectural design services and on-site architectural presence.