Our Process

1. Architecture and Building - A Methodical Process

Bringing a construction project to completion is a complicated process, involving many people and tasks. In order to ensure that a project runs smoothly, without major surprises and quality and design integrity are maintained, we can oversee the whole process. We break the process down into simplified manageable stages and the following are typical stages in any project, be it residential or commercial, small or large. Depending on the specifics of the project, some of the following stages may not be required, or the ordering may be changeable. We will advise opportunities where tasks can be deleted without detriment to the quality of the project in order to save you both time and money.

2. Feasibility Study/Master Planning

This is an initial stage which relates more specifically to a project itself, rather than the design of the project. We can provide a basic assessment for you to gauge if a project will meet your needs within an intended budget, or assist you to determine a budget for your needs. Too often we see clients that have gone so far down a path, without an understanding of time and costs, to the point where they can no longer turn around. This stage will help to avoid this predicament. We firmly believe that good advice costs money, but bad or no advice can cost a lot more.

  • Analyse feasibility of a proposed project
  • Analysis of Site selection and opportunities
  • Analysis of implication of Planning requirements
  • Analyse proposed project scheduling
  • Develop a budget for a project
3. Schematic Design

Also called concept or sketch design, this is the initial design stage, where a client’s requirements are married with the site conditions to present a preliminary design solution. This is where the architectural creativity starts, and the firm base on which the detailed design is built.

  • Inspect the site and assess site conditions and constraints
  • Basic measure up/draw up existing conditions
  • Preliminary analysis of authority regulations and requirements
  • Arrange for you the appointment of a registered Land Surveyor to produce accurate plans of existing conditions/levels inc. surrounding buildings
  • Prepare location plan and existing conditions drawings
  • Initial Schematic design and preliminary drawings
  • Provide recommendations for the appointment of any consultants required
  • Obtain client approval for Schematic Design
4. Design Development / Town Planning Application

This is the next stage in the process where the schematic design that the client is happy with is then detailed further. The design is taken to a stage where the scheme can be conveyed to others and could be submitted for a town planning application if required.

  • Prepare developed scaled drawings conveying scheme
  • Prepare information / briefs for consultants
  • Prepare preliminary schedule of materials and finishes
  • Finalise schedule of materials and finishes following discussions with yourselves
  • Obtain clients approval for Developed Design (Client Commitment Point)
  • Prepare and submit (on client’s behalf) documents for Town Planning Application

We will attempt to keep your expenses to an absolute minimum, however, you may also need to appoint the following consultants on a project (note that their fees, as well as ours, should form part of your budget), and we will assist with recommendations:

  • Geotechnical Engineer – reports on soil quality for Structural Engineer to base structural design on
  • Structural Engineer – Advises and draws structural framing and footing requirements for the design
  • Building Surveyor – reviews information and issues Building Permit and Certificate of Occupancy
5. Contract Documentation

Usually this stage begins after town planning approval (if required) has been gained. This stage, also known as “working drawings”, involves the development of all the details and specifications required to build the project and it is extremely important to the quality of the final build. All architectural information is combined with those of other consultants to produce a comprehensive set of information which can then be submitted for approval by a Building Surveyor.

  • Coordinate and incorporate consultants information
  • Finalise schedule of materials and finishes
  • Develop working drawings/specifications for Building Permit approval
  • Obtain your approval of the documents
  • Prepare and submit (on your behalf) documents for Building Permit
  • Develop working drawings/specifications for Tender/Construction
6. Presite Preparations

On residential projects, it is law that a fixed price contract is entered into between a builder and a client. No matter what the project however, the information prepared during the contract documentation stage is used by subcontactors to provide prices for their relevant trades. In our experience, the cheapest trade price is not necessarily the best, and so we balance price with quality and efficiency to determine the best trade contractors for us to use. These are then collated to form a quotation price. If accepted, this price forms part of the contract which will be entered into, and is a major commitment point for a client.

  • Preparation of quotation and client acceptance
  • Preparation of a project schedule/programme to determine project length
  • Contract preparation and agreement (commitment point)
  • Procurement of relevant insurances
  • Preplanning of site activities for smooth operations
  • Planning of onsite waste minimisation strategies
  • Preparation of shop drawings, off site fabrication, and “long lead time” items
7. Onsite Building / Contract Administration

Once all the design information has been prepared and approved, the Building Surveyor has issued a Building Permit and a contact has been agreed, the project can begin on site. Just like the design stages, the construction of any project follows a typical path, however depending on the project specifics, the stages below may be reviewed to ensure the most efficient use of time and resources, During every task, quality control is instrumental.

  • Site handover, secure and setout
  • Demolition including any tree, rubbish or rubble removal and bulk excavations
  • Footings and in-ground pipe works excavation and laying
  • Ground floor slab or frame
  • Wall framing including any structural steelwork
  • Roof or upper level framing/structure
  • External roof and wall cladding
  • Installation of any doors and windows to achieve “lock-up”
  • Electrical, plumbing and other service “rough-in”
  • Internal linings (walls, ceilings etc) installation
  • Joinery installation
  • Painting
  • Electrical, plumbing and other service “fit-off”
  • Floor finishes installed
  • External works and landscaping installation
  • Site cleanup, inspection, and handover (occupancy certificate from the Building Surveyor)