What is the Process from Start to Completion?
First Visit - Concepts
We will meet with you at your home or site to discuss initial ideas, inspect the building/site and then produce initial hand drawn concept sketches and plans based on your requirements. If you haven't yet defined your brief or budget, we can assist you with this.
Initial ideas are further developed including the preparation of computer drawings (plans and elevations), further assessing local authority requirements, further developing plans in response to the brief, and developing basic elevations. At this point preliminary discussions (pre-app meetings) can take place with local planning authorities. At the completion of this stage it is also possible to obtain a ballpark estimate from a builder or a cost planning consultant to ensure we are on track with your budget.
Design development develops the design to a level appropriate for planning permit submission, including 3d representation of your project. This will include finalizing the overall building footprint and building form (heights, materials, window locations and sizes, general landscape features, decks, floor levels, relationship to neighbouring buildings).
Planning Permit (Development Approval) Application Process
If required, we can assist you with compiling additional drawings, details, and documents as required in order to submit for a planning permit. These requirements vary depending upon the municipality. We also provide ongoing project management and cordination with planning authorities during the review and approval process which can often take up to 2-3 months of time.
Construction Documentation - Building Permit
Construction documentation drawings and specifications are produced to include further detail and coordinate with any other consultants (structural engineer, land surveyor, soil test, landscape architect, interior designer, building surveyor). Detail is gradually added to drawings and specifications to produce a basic set of drawings that can be used in order to obtain a building permit or have a selected Builder price the project with provisional allowances for items not yet selected or specified.
Construction Documentation - Tender Set
Further documentation takes the documentation to a completed level in order to competitively tender the project, and is required in more customized projects where additional detailing may be required. During this stage we can also assist you in completing schedules for complete pricing of such things as window systems, plumbing selections, appliance selections, door hardware selections, lighting schedules, finishes schedules, built in cabinetry, kitchen and bathroom layouts.
Interior layouts of wet areas and other important fit out areas (stairs, fireplaces, built in cabinetry, balustrades, etc) are often included in the above documentation sets, although can be provided as a separate service - sometimes post tender in order to review final pricing prior to resolving all finishes. During this stage, we will provide elevations and layout of all these areas, including selection of all finishes and fixtures.
Tendering and/or Building Permit approval
We can provide project management and administration of both these processes which often take up to 1-2 months of time. We also assist in the selection of a building contract, the review and negotiations of all tender submissions, and assist with any value engineering exercises, if required.
We can administer the building contract during construction, including certifying payments, attending site meetings and advising on design and construction detail. We can also assist with the selection of all your interior finishes, appliances, plumbing fixtures, door hardware, and other selections that may not be specified at building permit stage. We will undertake comprehensive defects inspections prior to completion to ensure that practical completion is reached, and after the final defects period, issue a final certificate.