design process

we are client focused, building a long lasting relationship

our 6 step process

we help you design YOUR DREAM while taking care of the complicated approval and paperwork process.

Feel free to contact us should you have any questions in relation to our process. We understand that every project has its own requirements & the processes involved may differ from this. We are more than happy to personalise a process that works best for your project.

our 6 step process -an overview

our 6 step process -explained in detail

Phase # 1

SCOPE :

Analyse & determine the feasibility of your project and requirements

FEE BREAKDOWN:

~ 5% of total fee

BEFORE WE START ON YOUR PROJECT

We like to take this opportunity to get to know your better…learn more about you & your family and project requirements. We would ask you to help us as we are on the same team. Our client questionnaire is designed to help put together a detailed project brief so that we all have a clear goal and work together to achieve your desired outcomes. 

The primary objective of the briefing process is to research and analyse the key criteria of your project, ensuring that the correct information is obtained right from the start.

Concept Designs vary depending on your project requirements.We believe our experience will help you & your family in finalising your wish list, as we have do consider many governing factors in the design & development of your project.

As you may already know that every Local Governing Authority (LGA) has its own set of “codes & regulations” that we need to consider when planning your project. Our experience in understanding these “codes & regulations” is critical so that we set your project in the right direction, thus avoiding costly errors throughout the life-cycle of your project.

If you are renovating or adding onto existing homes, we will require “as-built” drawings of the existing home/dwelling. Depending on the age of some homes/dwellings, it is sometimes not possible to obtain “as-built” drawings,  and in these cases we will measure & create a set of drawings. We will use these “newly” created drawings as a base to work on & develop your new design. 

MOVING FORWARD, WE WILL NEED THE FOLLOWING TO START 

  • Documentation identifying the “Legal” owner/s
  • Documentation Identifying your Local Governing Authority (LGA)  
  • Detail (AHD) Level Contour Survey
  • Client questionnaire – a detailed project brief
  • Signed Fee Proposal

Phase # 2

SCOPE :

present concept design options & discuss preferred option to continue to next phase

FEE BREAKDOWN:

~ 15% of total fee

LET’S START THE DESIGN OPTIONS & GET TO ONE THAT WORKS

We start with expanding your design from Phase #1…You will be presented with sketches, which will capture your wish list. These initial sketches will be in the form of site plan, showing how the project is located in relation to lot boundaries, options on floor plan & some basic elevation views.

We are happy to have discuss these options & further develop the sketches as need be… We will only proceed when you are happy with your preferred option. This means we will have several meetings during this phase to make your decision and give us the go ahead to proceed to phase # 3.

As we near the end of this phase, we will present to you the following (typical in most projects) design drawings:

  • Site Plan – showing the building/project location in relation to the lot boundaries (taking into consideration LGA planning & zoning regulations.
  • Floor Plan/s – showing room sizes & the uses (we will put relevant diemsions to help you understand more about your floor layout/s)
  • Floor Area Calculations – this will give you a better understanding on floor space utilisation
  • Typical section/s through the building showing the floor to ceiling heights & overall building height in relation to the natural ground level.
  • Preliminary Build Cost – We discuss this with builders to get an indication on the build cost. This will give you an indication on cost estimates based on the current design.
 

A preliminary cost estimate at this point will determine should the current design proceed to the next phase… or re-visit the design to meet your budget. We generally allow for 2 revisions, however should a total re-design be needed, we are happy to negotiate a fixed fee for this re-design.

 

Phase # 3

SCOPE :

TAKE THE CONCEPT TO THE NEXT LEVEL – REFINE & DEVELOP THE DESIGN FOR APPROVALS

FEE BREAKDOWN:

~ 20% of total fee

THE DESIGN THAT NEEDS FINALISING

We are in Phase # 3, and we are moving forward in getting the design finalised. The refining process is applied to the whole design, including all rooms & their functions, all spaces are re-visited to ensure that they are functional & fit for purpose. We will be having several meeting to achieve this result, so that we all are happy to move into the detailed design phase.

DESIGN DOCUMENTATION – READY FOR APPROVAL

Once we have a finalised design, we start preparing design documentation for Building Permit/Approvals. Typically this would comprise of the following:

  • Cover Sheet & General Notes
  • Site Plan & Site Analysis
  • Site & Floor Area/s Calculations
  • Floor Plan/s
  • Roof Plan/s
  •  Building Elevations
  • Building Section/s
  • Schedule of External Finishes
  • Schedule – Doors & windows
  • Winter Solstice – Shadow Study
  • 3D Perspective Views
  • Notification Plans
  • Thermal Performance – NaTHERS Certificate
  • Landscape Plan/s
  • Waste Management Plan – Report
  • Statement of Environmental Effects – Report
  • Stormwater Engineering Plan

Phase # 4

SCOPE :

prepare detail design (technical) documentation – required for construction

FEE BREAKDOWN:

~ 25% of total fee

CONSTRUCTION DRAWINGS & DOCUMENTS (the blue prints)

We cannot stress enough the importance of this phase. Many clients feel that Phase # 3 (documentation for Building Permit/Approvals) is adequate to get started with the building process. 

WHY IS THIS (PHASE # 4) CRITICAL  (the blue prints)?

A Simple answer is that there is just not enough detailed information to carry out the construction to your liking/wish list. Phase # 3 documentation for Building Permit/Approvals has enough information to satisfy the LGA planning regulations, Detailed design is not required to obtaining Building Permit/Approvals.

Phase # 4 involves adding a high level of detail & technical information to the design documentation so the the builder/contractor can price the project more accurately and so be able to build the project according to your design & speculations

CONSTRUCTION DRAWINGS & DOCUMENTS (the blue prints), Typically this would comprise of the following:

  • Site Plan – Detail set-out
  • Foundation/Concrete set-out plan/s
  • Reflected Ceiling Plans – RCP
  • Bathrooms, Toilets, Laundry – Plans & Elevations
  • Kitchen – Concept Plans & Elevations
  • Feature Walls – Elevations & Details
  • Electrical, Data, Phone, TV & Power – Plans
  • Construction & Technical Details as Applicable
  • Detail Schedules – Internal and External Finishes & Materials
  • Detail Schedules – Lighting & PowerPoint & Switches
  • Detail Schedule – Appliances, Fixture & Fittings
  • Building Specifications
  • Structural Engineering Plans

 

Phase # 3 + Phase # 4 documents should form part of your BUILDING CONTRACT

Not having the RIGHT Drawings & DOCUMENTATION can having SIGNIFICANT impact on YOUR BUDGET.

 

Phase # 5

SCOPE :

prepare TENDER/BIDDING PACKAGES & OBTAIN BUILDER’S QUOTES

FEE BREAKDOWN:

~ 5% of total fee

FINDING THE “RIGHT’ BUILDER/CONTRACTOR

Typically, we would like to compare at least 3 or more quotes from builders/contractors. We would also talk to builders/contractors who were involved in the early design phase and compare with the others.  

WHAT WE DO FOR YOU

  • Issue  Phase # 3 + Phase # 4 Documents to The Prospective Builders/Contractors
  • Obtain and Appraise Tenders and Submissions of Recommendations to The Client

 

If you have a Builder/Contractor you would prefer, we would be happy to include them in the tender/bidding process

 

Phase # 6

SCOPE :

SEE THAT THE CONSTRUCTION IS CONSISTANT WITH RELEVANT DESIGN & DOCUMENTATION

FEE BREAKDOWN:

~ 30% of total fee

WE LOOK AFTER YOUR INTEREST

This Phase is as important as the others 5 phases; As we have spent a lot of time & effort preparing detailed design documentation, it is vital that this information is relayed to the builder/contractor.

We will work with the builder/contractor to answer questions & resolve any design issues that may arise during construction. Likewise, we will do the same for you – our valued client.

 

WHAT WE DO FOR YOU

  • Make Periodic Site Visits & Report on Progress 
  • Respond to Client Enquiries
  • Provide the Contractor with Technical Assistance
  • Check Selected Materials and Components for Compliance with Contract Documents
  • Assist Client in Obtaining and Reviewing Contractor Claims for Extensions of Time and Additional Costs
  • Assess, Determine, When Required, Issue Notice of Practical Completion
  • Instruct the Contractor with Regards to Incomplete Work and Rectification of Defects
  • Issue Notice of Final Completion
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