Design Science services Northern NSW from our Gold Coast base — just minutes from the Queensland/New South Wales border. I’m David Steadman, a QBCC Licensed Builder and Licensed Building Designer, and I work across the border for clients in Tweed Heads, Byron Bay, Ballina, Lismore, and the Northern Rivers.
Working across the QLD/NSW border isn’t as simple as drawing plans and sending them south. NSW has different building regulations, different energy compliance pathways, and different council requirements. I understand these differences because I work in both states — and my construction background means I understand compliance in practice, not just on paper.
Design Science provides building design for Northern NSW projects from our Gold Coast base, including Tweed Heads, Byron Bay, Ballina, Lismore and the Northern Rivers. The value is cross-border knowledge: NSW planning pathways, BASIX, flood-resilient design, builder-priceable documentation and practical construction thinking. David holds builder licences in Queensland and NSW, so selected projects can also move from design into construction through Design Science where both the project and client are the right fit. Clients are also free to take the documentation to another builder. Design Science does not issue approvals and does not act as council or your certifier.
Request a Consultation — 0404 039 029
Many Northern NSW residents use Gold Coast-based professionals. The proximity makes it practical — Tweed Heads is a 10-minute drive from our office. But the state border creates regulatory differences that catch out designers who only work in Queensland.
Energy compliance: NSW uses BASIX (the Building Sustainability Index) for residential energy and water compliance. Queensland uses NatHERS. They’re different systems with different assessment methods. I’m familiar with both and design to meet the applicable requirements for your project’s location.
Council frameworks: Northern NSW is served by multiple councils, each with their own Development Control Plan (DCP) and Local Environmental Plan (LEP). Tweed Shire Council, Byron Shire Council, Ballina Shire Council, Lismore City Council, and Richmond Valley Council all have different requirements for setbacks, site coverage, building height, and character provisions. I prepare documentation specific to your council, not generic plans that need reworking.
Planning differences: NSW’s planning framework operates differently from Queensland’s. Development applications, complying development certificates, and construction certificates follow a different process. I navigate these differences so you don’t have to.
Building standards: The National Construction Code applies in both states, but state-specific amendments and local provisions mean the same house design can have different compliance requirements depending on which side of the border it sits. I design for the actual requirements of your site.
The 2022 Northern Rivers floods were catastrophic — an estimated $5.7 billion in damage across the region, with over 4,000 homes damaged in Lismore alone. Three years on, recovery is ongoing. Thousands of homes are still being rebuilt, raised, or replaced.
This isn’t abstract for me. Flood-resilient design is now a core requirement for much of the Northern Rivers, and it demands more than simply drawing the floor level above the flood planning line.
Structural resilience: My construction background means I understand how floodwater affects a building — the hydrostatic pressure on walls, the scouring around footings, the damage to services and fitouts below flood level. I design with those forces in mind, so the building response is considered beyond simply lifting the floor level on paper.
Material selection: Below flood level, materials need to be water-resistant and recoverable. Concrete, masonry, marine-grade fixings, and water-resistant insulation below the flood planning level. Standard plasterboard and timber framing below flood level is a decision you’ll regret — I design to avoid it.
Services and electrical: Switchboards, power points, and mechanical services placed above the flood planning level. Drainage systems designed for flood conditions. These details are often missed by designers without construction experience.
Practical living design: A flood-resilient home still needs to be a home you want to live in. I design houses that respond to flood requirements without feeling like bunkers — natural light, ventilation, flow between indoor and outdoor spaces, and practical floor plans that work for daily life.
For background on how overlays affect building design, read our guide to building in a flood overlay.
From coastal homes in Byron Bay to hinterland properties in Bangalow and Federal, every custom home starts with the site. Northern NSW offers extraordinary diversity — beachfront, rainforest, farmland, and flood plain — and each site type demands a different design response. I produce detailed documentation your builder can price, understand and work from.
Learn more about custom home design
The Northern Rivers has a significant stock of older homes needing renovation — plus thousands of flood-damaged properties being rebuilt. My builder background is directly relevant here. I understand existing structure, I know what flood damage looks like behind the walls, and I design renovations that account for what’s actually there, not what the original plans say should be there.
Learn more about renovation design
The Byron Bay region has long been at the forefront of sustainable living, and there’s genuine demand for homes that go beyond code minimum. I design with passive solar principles, natural ventilation, responsible material selection, and energy strategies that reduce running costs for the life of the home. In Northern NSW, sustainability isn’t a marketing angle — it’s an expectation.
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Secondary dwellings, artist studios, home offices, and extensions — Northern NSW has strong demand for ancillary buildings. NSW secondary dwelling provisions differ from Queensland’s. I prepare documentation around the relevant council requirements so your approval professionals and builder have a clearer starting point.
Learn more about specialised design services
Tweed Coast: Tweed Heads, Tweed Heads South, Banora Point, Kingscliff, Cabarita Beach, Pottsville, Murwillumbah, Uki, Tyalgum
Byron Region: Byron Bay, Bangalow, Mullumbimby, Brunswick Heads, Suffolk Park, Federal, Ewingsdale, Myocum
Ballina Region: Ballina, Lennox Head, Alstonville, Wollongbar, Skennars Head
Northern Rivers: Lismore, Casino, Kyogle, Evans Head, Woodburn
Richmond Valley: By arrangement for larger projects
Tweed Heads is a 10-minute drive from our Gold Coast office. Byron Bay is under an hour. We’re closer than most people think.
For Tweed Coast clients, the proximity to our Gold Coast base means there’s no practical difference from a local project. Site visits, meetings, and council liaison happen with the same ease as our Gold Coast work.
For clients further into the Northern Rivers — Byron Bay, Ballina, Lismore — I combine site visits with project travel and use digital collaboration for day-to-day design development. Every project includes full 3D modelling shared via cloud-based tools, so you see your home from every angle without needing to be in the same room.
Initial consultations are $280, payable before the appointment. During that session, I assess your project scope, likely costs, and timeline. If you proceed with design, that amount is credited in full to your design fees.
Yes. Design Science works across the Queensland and Northern NSW border, and NSW projects are treated as NSW projects rather than Queensland projects with a different address. David holds builder licences in Queensland and NSW, and Design Science understands BASIX energy compliance, NSW council Development Control Plans, and the differences in planning and approval processes between the two states.
Yes. Design Science services the entire Northern Rivers region from our Gold Coast base. Byron Bay is under an hour from our office. Tweed Heads is 10 minutes. We combine site visits with travel to the region and use digital collaboration tools for day-to-day design work.
Yes. David’s construction background means he understands how floods affect buildings structurally — not just on paper. I design to current flood planning levels with appropriate material selection, service placement, and structural detailing. For homes in flood-affected areas of the Northern Rivers, flood-resilient design is built into the project from day one.
Building design fees typically range from 4–7% of the construction cost, starting from $3,000 for smaller projects. Initial consultations are $280, payable before the appointment. During that session, I assess your project scope, likely costs, and timeline. If you proceed with design, that amount is credited in full to your design fees. For a detailed breakdown, see our building designer cost guide.
Whether you’re building a coastal home in Byron Bay, renovating in Tweed Heads, or rebuilding after flood damage in the Northern Rivers, I’d welcome the opportunity to discuss your project.
Design Science can prepare the design documentation your builder, certifier and consultants need to understand the project properly. For selected projects, construction through Design Science may also be available where the project and client are the right fit. You are also free to take the documentation to another builder.
Request a consultation to talk through your project scope, likely costs, documentation needs and the best path forward. Initial consultations are $280, payable before the appointment. If you proceed with design, that amount is credited in full to your design fees.
Call David Steadman on 0404 039 029 or request a consultation online.
Design Science also services the Gold Coast, Brisbane, Toowoomba and the Darling Downs, and the Southern Downs.
QBCC Licensed Builder & Building Designer — Licence #15277902
Fully insured • Personalised consultation • Transparent pricing
Transparent pricing with no hidden costs. Every project includes full 3D digital modelling, detailed construction documentation, and a complete bill of quantities.
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