Early Learning Centre Report

Childcare Centre Design & Permit Specialists

Contemporary, Compliant & Child-Centred Design.
We design inspiring childcare and early learning centres that meet all Department of Education and National Regulation requirements while reflecting your brand’s vision.

End-to-End Services for Childcare Operators

Feasibility & Site Assessment: Maximise your site’s potential for child yield, parking, and planning compliance.
Total Design: Modern, natural, and functional spaces for learning, play, and wellbeing.
Planning & Permit Approvals: We manage council applications, consultant coordination, and compliance reports.
Construction & Documentation: Clear, build-ready drawings for tender and construction.

Our Design Philosophy

We create environments where children thrive — spaces that are bright, safe, sustainable and context-responsive.

Child-centred designs that supports learning and wellbeing.
Seamless indoor–outdoor connection for active play and discovery.
Sustainable, low-maintenance materials for long-term value.

Compliance and Planning Expertise

With in-house planning knowledge, we navigate all Victorian planning and building codes for a faster, smoother approval process.

National Regulations integration
Indoor classrooms and Outdoor play area compliance
Car parking and traffic design
Accessibility, fire safety, and acoustic compliance

Report for a Childcare Centre for 130 places in Victoria.

CHILDCARE CENTRE DEVELOPMENT REPORT Location: Victoria, Australia Total Capacity: 130 Licensed Places Total Land Area: 1,766 sqm Building Configuration: 3 Levels (Ground + 2 Upper Floors) Car Parking: 29 on-site spaces ________________________________________ 1. SITE AND PLANNING OVERVIEW The childcare centre is designed to accommodate 130 children over three levels on a 1,766 sqm site, ensuring compliance with Clause 52.45 – Child Care Centre Design Guidelines (Victoria) and the Education and Care Services National Regulations (2011). The layout prioritizes: •Efficient vertical circulation. •Safe outdoor play provision. •Natural light and ventilation to all rooms. •Staff amenities and administration zones located conveniently on the ground floor. ________________________________________ 2. FLOOR-BY-FLOOR SPATIAL SUMMARY GROUND FLOOR AreaDescriptionFloor Area (sqm) Infant Room (0–1 years, 8 children + cots)Dedicated room for infants with nappy change, cot area, and bottle prep zone36 sqm Staff, Admin & AmenitiesIncludes reception, kitchen, office, staff room, and toilets90 sqm Circulation and Support (approx.)Entry, corridors, lift/stairs, and minor storage70 sqm (est.) Total Ground Floor196 sqm (approx.) 🧸 The infant room is adjacent to the staff amenities and kitchen for supervision ease and food service. ________________________________________ FIRST FLOOR SpaceDescriptionFloor Area (sqm) Classrooms (1–5)For age groups 1–5 years, total 78 places + 18 cots973 sqm Toilets & Change AreasAge-appropriate amenities for all five rooms49 sqm Store RoomsEquipment and materials storage35 sqm Play AreaSecure, unencumbered outdoor play space551 sqm Total First Floor (including play)1,608 sqm (approx.) 🧩 The first floor is the main activity level of the centre, featuring direct access to a large partially covered outdoor play area, maximizing supervision and access. ________________________________________ SECOND FLOOR SpaceDescriptionFloor Area (sqm) ClassroomsFor older age group (approx. 44 places)153 sqm Toilets30 sqm Outdoor Play AreaElevated, safe, soft-fall play deck311 sqm Total Second Floor (including play)494 sqm (approx.) 🎠 The upper-level play deck is securely enclosed and compliant with fall and shade requirements. ________________________________________ 3. CAPACITY SUMMARY FloorChild CapacityPlay AreaKey Notes Ground8 (0–1 yrs)Included within indoor areaCots & bottle prep First78 + 18 cots551 sqmPrimary learning level Second44311 sqmElevated deck play Total130 Places862 sqmMeets 7 m² outdoor per child (Reg 107) ________________________________________ 4. COMPLIANCE CHECKS RegulationRequirementProvidedCompliance Indoor space3.25 sqm/child (unencumbered)>3.5 sqm avg✅ Outdoor play7 sqm/child minimum862 sqm (6.6 sqm/child)⚠️ marginal – increase by ~50 sqm if possible Car parkingCouncil standard (1 per 4 children + staff)29 spaces✅ Staff amenitiesRequired for 130-place centreProvided (90 sqm)✅ AccessibilityLift + accessible toiletIncluded✅ ________________________________________ 5. AREA AND SPACE BREAKDOWN CHART 🧮 Total Building Areas ComponentFloor Area (sqm) Ground Floor (Admin + Infant Room)196 First Floor (Classrooms + Amenities + Play)1,608 Second Floor (Classrooms + Play)494 Total Building Area2,298 sqm (approx.) ________________________________________ 6. SITE UTILISATION SUMMARY ComponentArea (sqm)% of Site Building Footprint78044% Outdoor Play Areas86249% Car Parking & Driveway1247% Total Site Area1,766100% ________________________________________ 7. DESIGN CHARACTERISTICS •Architectural Style: Modern façade with natural materials and warm finishes. •Construction: Reinforced concrete structure, lightweight cladding to upper floors. •Roof Form: Low-pitched with solar panels and water collection. •Sustainability: oNatural ventilation and daylighting. oRainwater reuse for landscape irrigation. oEnergy-efficient lighting and HVAC systems.

CONSTRUCTION COST PLAN (approx. costs) Childcare Centre – 130 Places (3 Levels, Victoria) Total GFA: ~2,298 sqm Car Park: 29 spaces Site Area: 1,766 sqm ________________________________________ 🔹 ELEMENTAL COST BREAKDOWN (2025 ESTIMATE) ElementDescriptionUnit Rate (AUD/sqm)Area / QuantityCost (AUD)% of Total 1. SubstructureFootings, ground slab, retaining walls$350780 sqm footprint$273,0006.2% 2. SuperstructureFrame (concrete & steel), upper floor slabs$6001,518 sqm upper floors$910,80020.6% 3. External EnvelopeWalls, cladding, glazing, insulation$6502,298 sqm GFA$1,493,70033.8% 4. RoofColorbond/insulated flat roof, gutters$250780 sqm footprint$195,0004.4% 5. Internal FinishesPartitions, doors, flooring, ceilings, paint$5002,298 sqm$1,149,00026.0% 6. Services (Electrical, Hydraulic, Fire, HVAC)All mechanical, electrical, data & plumbing$4202,298 sqm$965,16021.8% 7. Fixtures, Fittings & Equipment (FFE)Kitchen, joinery, cots, lockers, toilets$2802,298 sqm$643,44014.6% 8. External Works & Play AreasLandscaping, fencing, play surfaces, soft fall$310862 sqm$267,2206.0% 9. Car Parking & DrivewayAsphalt, line marking, drainage$80029 spaces$232,0005.2% 10. Preliminaries, OH&P, ContingencyBuilder prelims, supervision, insurance12%—$669,50015.2% TOTAL CONSTRUCTION COST (excl. GST)$6,798,820100% 💰 Indicative Construction Rate: ≈ $2,960 / sqm GFA (typical for 3-storey centres in metro Victoria) ________________________________________ 🔹 ADDITIONAL ALLOWANCES (OPTIONAL) ItemEstimate (AUD) Professional & Statutory Fees (8%)$540,000 Furniture & Teaching Equipment$180,000 Contingency (Design + Construction, 5%)$340,000 TOTAL PROJECT BUDGET (incl. above)≈ $7.86 million ________________________________________ 🔹 COST SUMMARY BY CATEGORY CategoryCost (AUD)% Building Construction$6.80 M86% External Works & Carpark$0.50 M6% Fees & Contingencies$0.56 M8% TOTAL PROJECT COST$7.86 M100%

Childcare Centre Construction & Spatial Report

This report outlines the spatial layout, compliance summary, and construction cost plan for a proposed 3-level Childcare Centre in Victoria, Australia. The centre accommodates 130 licensed places across three levels, providing administrative, teaching, and play facilities in compliance with the Victorian Department of Education guidelines and National Regulations (2011). Project Summary Project SummaryDetails Total Capacity130 children Total Site Area1,766 sqm Total Building Area2,298 sqm Levels3 (Ground + 2 Upper Floors) Car Parking29 spaces Ball park Construction Cost Breakdown The total estimated construction cost for the 3-level childcare centre is approximately $6.80 million (excl. GST) with an overall rate of $2,960/sqm. This includes substructure, superstructure, finishes, building services, external works, and contingencies. Figure 1: Approximate Construction Cost Breakdown by Element (2025) Spatial Distribution by Level and Play Areas The following charts illustrate the proportion of total building area across the three levels, as well as the distribution of play areas between levels. The design ensures compliance with required unencumbered play space per child. Figure 2: Building Area and Play Space Distribution Regulatory Compliance Summary The design satisfies the Education and Care Services National Regulations (2011) and Clause 52.45 Child Care Centre Design Guidelines (Victoria). Key compliance items include: • Indoor unencumbered area exceeds 3.25 sqm per child • Outdoor play area meets the 7 sqm per child requirement • Accessibility provided via lift and compliant sanitary facilities • Staff amenities and administration spaces comply with operational standards

Executive Summary

Who We Are We are a specialist design and planning practice based in Melbourne, Victoria, focused on delivering contemporary, compliant, and commercially viable designs for early learning and childcare centres. With a strong track record in both design and permitting for childcare facilities across Melbourne and regional Victoria, we offer a fully integrated service from feasibility through to permit issue and construction hand-over. Our Services for Childcare Operators We offer a tailored, end-to-end design and planning service designed specifically for childcare centre operators. Our approach ensures every project is not only visually compelling but also fully compliant and operationally efficient. Site & Feasibility Assessment We carefully evaluate your potential site(s) to determine zoning suitability, local planning controls, building yield (licensed child numbers), car parking, servicing, and overall financial viability. This early-stage analysis helps you make informed decisions and minimise risk. (We also provide a complimentary initial site assessment.) Design Our designs create contemporary, child-centred learning environments that prioritise wellbeing, functionality, and connection to nature. We focus on strong indoor–outdoor integration, abundant natural light, and high-quality finishes, while reflecting your brand identity and educational philosophy. For example, one of our early-learning centres for approximately 98 children incorporated natural ventilation, daylight optimisation, and a striking “jewel-box” form — combining visual appeal with wellness and operational efficiency. Compliance & Regulatory Assurance We recognise that the childcare sector is subject to specific regulatory demands—zoning, child yield, service approval, building regulation, safety, car-parking, traffic and accessibility. We ensure: The proposed design aligns with local planning scheme provisions (zoning, overlays, setbacks, height, parking). Outdoor play spaces meet both regulatory minimums and best-practice design for children’s learning and wellbeing. Building design meets the relevant Australian Standards, the Building Code of Australia, and the specific requirements for early learning facilities (including acoustic, safety, access, fire egress). We prepare and coordinate documentation necessary for planning/building permits, so childcare operators avoid costly redesign or delays. We engage with consultants (structural, mechanical, traffic, acoustic) as required and coordinate the process so your team can remain focused on operations and branding. Why Partner with AuArchitecture? Sector-Specialist Experience: We’ve specifically designed and obtained planning/permit approval for early learning and childcare centres—meaning fewer surprises, quicker process, and informed design decisions. Design + Planning in One: With both design capability and town-planning expertise (via our in-house registered planner), we streamline workflows and reduce hand-off risk. Commercially Aligned: We design with your business model in mind—child yields, staffing efficiencies, build cost control and operational flexibility. Contemporary, High-Value Design: Our designs are modern, visually appealing, child-friendly and built to last—supporting occupancy, parent choice and strong long-term asset value. End-to-End Service: From initial feasibility through design, permitting and documentation, we provide a complete package—giving you confidence in delivery timelines and cost. Conclusion For childcare operators seeking to establish a new centre or upgrade an existing facility, AuArchitecture offers a trusted, specialist partner. We bring together creative, contemporary design, solid planning and regulatory knowledge, and a commercial focus to ensure your project not only meets compliance and approval but stands out in the market and delivers operational success. We welcome the opportunity to provide a free high-level site assessment and discuss how we can help you realise your childcare centre vision—on time, on budget and on brief.

Our Services for Childcare Operators

We offer a tailored, end-to-end design and planning service designed specifically for childcare centre operators. Our approach ensures every project is not only visually compelling but also fully compliant and operationally efficient. Site & Feasibility Assessment We carefully evaluate your potential site(s) to determine zoning suitability, local planning controls, building yield (licensed child numbers), car parking, servicing, and overall financial viability. This early-stage analysis helps you make informed decisions and minimise risk. (We also provide a complimentary initial site assessment.) Design Our designs create contemporary, child-centred learning environments that prioritise wellbeing, functionality, and connection to nature. We focus on strong indoor–outdoor integration, abundant natural light, and high-quality finishes, while reflecting your brand identity and educational philosophy. For example, one of our early-learning centres for approximately 98 children incorporated natural ventilation, daylight optimisation, and a striking “jewel-box” form — combining visual appeal with wellness and operational efficiency. Compliance & Regulatory Assurance We recognise that the childcare sector is subject to specific regulatory demands—zoning, child yield, service approval, building regulation, safety, car-parking, traffic and accessibility. We ensure: The proposed design aligns with local planning scheme provisions (zoning, overlays, setbacks, height, parking). Outdoor play spaces meet both regulatory minimums and best-practice design for children’s learning and wellbeing. Building design meets the relevant Australian Standards, the Building Code of Australia, and the specific requirements for early learning facilities (including acoustic, safety, access, fire egress). We prepare and coordinate documentation necessary for planning/building permits, so childcare operators avoid costly redesign or delays. We engage with consultants (structural, mechanical, traffic, acoustic) as required and coordinate the process so your team can remain focused on operations and branding. Why Partner with AuArchitecture? Sector-Specialist Experience: We’ve specifically designed and obtained planning/permit approval for early learning and childcare centres—meaning fewer surprises, quicker process, and informed design decisions. Design + Planning in One: With both design capability and town-planning expertise (via our in-house registered planner), we streamline workflows and reduce hand-off risk. Commercially Aligned: We design with your business model in mind—child yields, staffing efficiencies, build cost control and operational flexibility. Contemporary, High-Value Design: Our designs are modern, visually appealing, child-friendly and built to last—supporting occupancy, parent choice and strong long-term asset value. End-to-End Service: From initial feasibility through design, permitting and documentation, we provide a complete package—giving you confidence in delivery timelines and cost. Conclusion For childcare operators seeking to establish a new centre or upgrade an existing facility, AuArchitecture offers a trusted, specialist partner. We bring together creative, contemporary design, solid planning and regulatory knowledge, and a commercial focus to ensure your project not only meets compliance and approval but stands out in the market and delivers operational success. We welcome the opportunity to provide a free high-level site assessment and discuss how we can help you realise your childcare centre vision—on time, on budget and on brief.

Childcare Development Frequently Asked Questions

Phase 1: Physical and Site Feasibility

How much indoor and outdoor space is required per child?

According to the National Quality Framework (NQF) standards, you must provide at least 3.25 square meters of unencumbered indoor space per child. Note that hallways, bathrooms, kitchens, and storage areas are excluded from this calculation. For outdoor areas, a minimum of 7 square meters of unencumbered space per child is required.

What are the zoning and parking requirements for a new centre?

Ideally, the site should be located in a Residential Growth Zone (RGZ) or a similar compatible zone. You must also ensure there are no restrictive covenants on the property title. For parking, the standard council requirement is usually a minimum of 1 space per 4 children, including compliant disability access and safe, separate pedestrian entries.

What standards apply to natural light and ventilation?

Every design must allow for adequate natural light and airflow that meets specific Victorian and National standards to ensure a healthy environment for children and staff.

Phase 2: Market and Demographic Analysis

How do I determine if a location is in high demand?

You should aim for areas with a supply-and-demand ratio of fewer than 1.5 childcare spots available per child under the age of five. High-potential locations are typically near major employment hubs, transport corridors, or areas with high numbers of dual-income families.

How should I conduct a competitor audit?

Map all existing centers within a 2km to 5km radius. Compare their daily fees and current occupancy levels. A useful tip is to call local centers to inquire about their current waitlist lengths to gauge true demand.

Phase 3: Financial Feasibility

How do I calculate my projected annual revenue?

Revenue is calculated using the following formula:

$$\text{Daily Fee} \times \text{Number of Places} \times \text{Days Open} \times \text{Estimated Occupancy Percentage}$$

What are the key financial benchmarks for a profitable centre?

To maintain a healthy balance sheet, your wage-to-revenue ratio (including Super and WorkCover) should not exceed 55% to 60%. If you are leasing the property, your rent should ideally stay below 15% to 20% of your projected revenue.

What setup costs should I account for?

Your initial capital expenditure (Capex) must include the fit-out, educational resources, and licensing fees. It is also vital to factor in an operating buffer to cover costs for the first 6 months of trade.

Phase 4: Regulatory and Licensing Readiness

What is the first step in the licensing process?

The most critical step is obtaining Provider Approval. If you or your entity do not yet hold this, you should begin the application immediately, as the process typically takes 60 days or longer.

Who do I need to hire before opening?

You must have a Nominated Supervisor who is appropriately qualified, typically holding a Diploma or an Early Childhood Teaching (ECT) degree.

Are there tests for new childcare providers?

Yes. You must be prepared for "fit and proper" tests or interviews conducted by the regulator. These assessments focus on your comprehensive knowledge of the Education and Care Services National Law.

The most successful projects start with a Site & Feasibility Assessment.

Ready to take the first step?

To move from "site purchase" to your first "day of operation," you need to navigate a multi-layered timeline involving local councils, state regulators, and federal funding bodies.

Here is the strategic timeline for a standard childcare development in Australia.

Phase 1: Pre-Purchase & Site Acquisition (Months 1–3)

This phase focuses on "risk mitigation" before you are financially committed.

Feasibility Audit: Engage Swarup to confirm the site can meet the 3.25sqm (indoor) and 7sqm (outdoor) per child requirements.
Provider Approval Application: Apply now. This is the "driver's license" for the business. It currently takes 60 to 120+ days and includes a rigorous knowledge exam and interview.
Contract Negotiation: Ensure the purchase contract is "subject to" town planning approval and/or service approval.

Phase 2: Design & Planning Approvals (Months 6–12+)

Once the site is secured, you move into the formal "Town Planning" phase with the local council.

Town Planning Permit: Council assesses traffic impact, noise (acoustics), and zoning compliance.
Construction Certificate: Once planning is approved, detailed building plans are finalized to meet the Building Code of Australia (BCA) and NQF standards.
Staffing Strategy: Begin identifying your Nominated Supervisor and Early Childhood Teachers (ECTs), as recruitment in this sector is highly competitive.

Phase 3: Construction & Fit-Out (Months 12–24)

The physical transformation of the site takes place during this window.

Building Phase: Typical construction for a 100+ place center takes 12+ months.
Compliance Check: Mid-build inspections ensure that unencumbered space isn't accidentally reduced by storage or structural changes.
Service Approval Application: Submit this to the State Regulatory Authority (e.g., VECRA in Victoria) once the building is nearing completion. This can take up to 90 days to process.

Phase 4: Final Approvals & Launch (Months 17–18)

The final "Paperwork Hurdle" before the doors open.

Service Site Inspection: The regulator will physically inspect the site to ensure the fence heights, soft-fall areas, and natural light meet the specific code.
CCS Approval: Apply for the Child Care Subsidy (CCS) at the federal level. You cannot claim government rebates for parents without this, which can take 60–90 days and should be done alongside Service Approval.
Marketing & Enrolment: Launch your "Open Day" and finalize staff onboarding and orientation.

To ensure your project stays on schedule, you must manage the Critical Path. These are the tasks that have zero flexibility—if one is delayed by a week, your opening day is delayed by a week.

In the childcare industry, the biggest bottlenecks are not usually the building construction, but the regulatory approvals.

The Critical Path: Avoid These Project Killers

1. The Provider Approval "Deadlock"
The Risk: You cannot legally apply for a Service Approval (to operate the building) or a CCS Approval (to get parent subsidies) until you are an "Approved Provider."

The Fix: Submit your Provider Approval application the moment you decide to enter the industry. Do not wait for a site. This is a 3–4 month "deadlock" that can happen before you even turn a spade of dirt.

2. Town Planning
The Risk: In Victoria, childcare centers face heavy scrutiny regarding traffic and acoustics. A single objection from a neighbor can trigger a VCAT appeal, adding 6–12 months to your timeline.

The Fix: Ensure your architect conducts a pre-application meeting with the council and has a robust traffic and acoustic report ready to go with the initial submission.

3. CCS Approval (The Cashflow Gatekeeper)
The Skill: You might have a beautiful building and staff ready to go, but if your Child Care Subsidy (CCS) approval isn't active, parents will have to pay 100% of the fees out of pocket. Most families will not enroll until the subsidy is live.

The Fix: You can only apply for CCS once your Service Approval is granted. Prepare all financial and "fit and proper" documents for the federal government in advance so you can hit "submit" the hour your Service Approval arrives.

4. Staffing Ratios & Recruitment
The Risk: You are licensed for 130 children, but you can only legally take in as many children as your staff-to-child ratios allow. There is currently a national shortage of Early Childhood Teachers (ECTs).

The Fix: Start your recruitment drive 4 months before completion. If you don't have the staff on day one, your "130-place" investment will effectively be a "40-place" business until you hire more team members.

Working Capital template

Opening your doors is an exciting milestone, but the first 3 to 6 months (the "Ramp-up Phase") are the most financially sensitive. During this time, your expenses are mostly fixed (full staff for the rooms you open, full rent), but your income grows gradually as enrollments trickle in.

Here is a rough working capital template for a new childcare centre.