At Planshop, we provide architectural design, drafting, town planning, project management and on-site architectural supervision for homeowners across Sydney’s Inner West.
Led by Nominated Architect Martin Taylor with 20+ years of experience, we work on Victorian townhouses and worker’s cottages, terraces, Federation bungalows, warehouse and re-use conversions and contemporary new builds from Balmain to Marrickville.
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 your home build.
Architectural Design and Construction in the Inner West
The Inner West’s housing stock is unlike anywhere else in Sydney. Victorian and Federation terraces line the streets of Balmain, Annandale, Stanmore and Newtown. Federation cottages dominate Haberfield, Ashfield and Summer Hill. Marrickville, Dulwich Hill and Petersham carry a mix of interwar workers’ cottages, semi-detached homes and converted industrial buildings. These houses are generally well-built but narrow, dark at the rear, and frequently sitting in heritage conservation areas that govern what you can change and what you cannot.
Most of our Inner West renovation projects share a common brief: open up the rear, often of a heritage home, for modern family living, add a second storey without compromising the streetscape and working to development controls, and meet BASIX sustainability targets without losing the character that made the house worth buying.
This is the work Planshop specialises in: design that respects the original building, drafting that satisfies Inner West Council assessors, and on-site presence and guidance so your built result matches the approved drawings. See examples of our heritage and inner-city work in Our Work.
Why Inner West Homeowners Choose Planshop
Daily contract administration and on-site presence
Many Sydney projects are simply handed to a builder after the DA is approved. We don’t have to do this. Martin Taylor and the Planshop team can remain on the project, even on site in instances, throughout construction, assisting the coordination of trades, resolving issues in real time, and protecting design intent. For heritage renovations, where small build decisions can compromise both the approval and the result, this oversight is the difference between a good project outcome and a problem. Read more about how our on-site architectural engagement works.
Inner West Council DA experience
We’ve prepared and lodged applications across all former council areas now consolidated under Inner West Council such as Ashfield, Leichhardt and Marrickville, and we work within the current Inner West Local Environmental Plan 2022 framework. We know which Heritage Conservation Areas require interior-inclusive approvals, when a Heritage Exemption Certificate is enough, and when a full Heritage Impact Statement is unavoidable. 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’s no handover between consultants, no gaps in the documentation, and no finger-pointing when a detail needs resolving. You speak to one team for the entire project. See our full range of services.
Local knowledge of Inner West building stock
We’ve worked on enough Inner West terraces and Federation cottages to know what’s typical behind the walls, and what isn’t. That experience shapes realistic budgets, accurate timeframes, and design decisions that account for what’s actually there rather than what the original drawings suggest.
Our Services for Inner West Projects
Architectural Design
Concept through to construction documentation for renovations, extensions, second-storey additions and new builds across the Inner West. Our designs respond to the constraints of narrow terrace blocks, the character of heritage streetscapes, and the way Inner West families actually live: open rear living spaces, sightlines to the garden, and natural light pulled through deep, narrow floor plans.
Architectural Drafting
Construction-ready drawings prepared to NCC and BASIX standards, with the level of detail Inner West Council assessors expect. We produce drawings that builders can actually price and build from, reducing variations and rework during construction.
Town Planning
Statement of Environmental Effects, Heritage Impact Statements, BASIX certificates, and Clause 4.6 variation requests when development standards need negotiating. We prepare the planning case upfront so applications move through Inner West Council’s assessment without unnecessary requests for additional information.
Project Management
Coordination of structural engineers, certifiers, heritage consultants, 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 Supervision
This is what sets Planshop apart. We’re 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.
Working with Inner West Council
Inner West Council aims to assess development applications within statutory timeframes of around 40 days, but in practice straightforward DAs typically take 12 to 16 weeks once additional information requests, neighbour notifications and Local Planning Panel referrals are factored in. Heritage-listed properties and proposals within Heritage Conservation Areas take longer (often 16 to 24 weeks) and require Heritage Impact Statements assessed against Schedule 5 of the Inner West LEP 2022.
Common DA challenges in the Inner West include:
- Heritage Conservation Area controls: covering large parts of Balmain, Annandale, Stanmore, Haberfield, Newtown, Petersham and Summer Hill. Front-of-house and visible roofscape changes face strict scrutiny.
- Interior heritage listings: the Inner West LEP 2022 brought consistency to the former Ashfield, Leichhardt and Marrickville schedules; in some cases interiors of listed items are now also protected.
- FSR and height limits: second-storey additions on terraces frequently push against floor space ratio and height controls, particularly in low-density R2 zones.
- Streetscape and roof form: Council’s heritage planners give close attention to roof pitch, dormer placement, and rear additions visible from the public domain.
- Tree protection: significant trees on heritage sites require separate consent for pruning or removal.
We prepare every application knowing how Inner West 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 Inner West
- Heritage terrace renovations: restoring the front rooms, opening the rear, adding modern services without compromising original fabric.
- Second-storey additions: adding bedrooms and bathrooms above existing single-storey terraces and cottages while maintaining streetscape character.
- Rear ground-floor extensions: open-plan kitchen, living and dining additions connecting to the back garden.
- Federation cottage renovations: common in Haberfield, Summer Hill and Ashfield, often involving full internal reconfiguration and rear extension.
- Warehouse and industrial conversions: particularly in Marrickville, St Peters, Erskineville and Rozelle.
- Knockdown rebuilds: on unlisted sites outside heritage conservation areas, typically in pockets of Dulwich Hill, Tempe and Sydenham.
- Granny flats and secondary dwellings: under the State Environmental Planning Policy (Affordable Rental Housing) or as DA approvals where SEPP doesn’t apply.
Browse Our Work for completed examples across these project types.
Frequently Asked Questions
Can I extend my home if it’s in an Inner West Heritage Conservation Area?
Yes, in most cases. Heritage Conservation Area listing does not freeze your home, it controls how changes are made. Rear extensions and second-storey additions are routinely approved in Inner West HCAs when they’re set back from the street, respect the original roof form, and use materials sympathetic to the streetscape. Front façades and visible roof changes face the strictest assessment. We prepare a Heritage Impact Statement with every application in an HCA to demonstrate the proposal does not erode the area’s significance.
How long does an Inner West Council DA typically take?
Statutory timeframe is around 40 days, but realistic timeframes are 12 to 16 weeks for standard residential DAs and 16 to 24 weeks for heritage-listed properties or proposals requiring Local Planning Panel determination. Timeframes extend when Council requests additional information, which is the single most common cause of delay. A well-prepared application: Statement of Environmental Effects, drawings, BASIX certificate, Heritage Impact Statement where required, assessed against the LEP and DCP upfront, moves through assessment significantly faster.
Do I need a Heritage Impact Statement for my Inner West renovation?
If your property is listed under Schedule 5 of the Inner West LEP 2022, or sits within a Heritage Conservation Area, 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 Inner West project and identify which approval pathway applies before any design work begins.
What does it cost to extend a terrace in the Inner West?
Construction costs for Inner West heritage terrace renovations and extensions typically run from $4,500 to $7,500 per square metre as of 2026, depending on scope, finish level and site access. Narrow Inner West blocks with limited rear lane access add cost. In today’s market, architect, drafting and planning fees on a typical $800,000 to $1.5M renovation 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 role” and why does it matter for a heritage 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 heritage renovations this is often critical: original fabric is unpredictable, structural conditions vary from the drawings, and small build decisions can compromise both the approval conditions and the design intent. At Planshop, Martin Taylor and the team can be on site throughout construction, coordinating with trades and resolving issues as they arise. This is the model we built the practice around.
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. Clients can either nominate a builder they want to work with or have us run a competitive tender against our construction documentation. Either way, the architectural team remains in place as the project manager and administrator throughout the build.
Get Started
If you’re planning a renovation, extension or new build in the Inner West, 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 engagement.