DESIGN PROCESS

1. CONCEPT PRESENTATION

 

This stage looks at the design parameters for the site, based on urban and natural context, site analysis and
existing building constraints and opportunities. An overall review of the planning controls is undertaken, and
design studies are developed to test the appropriate building form and expression outcome.
 
1. Initial design meeting to develop, review and comment on the brief prepared with the client.
2. Site analysis including architectural representation, drone flight and associated footage,
3. Interior measure of existing dwelling,
4. Precedent imagery for all rooms of proposed dwelling,
5. Council DCP & LEP / CDC evaluation for scheme compliance,
6. Outline potential non-compliances and town planners risk analysis,
7. Visualisations of scheme (5 images)
8. Preparation concept design for review by the client,
9. Development of scheme (3 revisions)
10. 3 meetings allowed for the development of concept,
11. Liaison with the Council and town planner or Private Certifier, 

Consultants required on project team during this phase:
Land Surveyor & town planner.

2. DEVELOPMENT APPLICATION PREPARATION AND LODGEMENT


This stage takes work completed in Stage 1 and develops it into Development Application (DA) or Complying
Development drawings (CDC) and diagrams. Detail is added to the proposal to place the Development
Application in the best possible position for approval. The required consultant input is incorporated into the
scheme.
 
1. Confirm brief - including 'sign off' by client - to prepare documents for DA/CDC,
2. Engaging, liaising and co-ordination of consultant’s information in developing the scheme.
3. Preparation of Architectural documents required for DA/CDC lodgement including: 

  1. Site analysis drawings and site plans,

  2. Floor plans and roof plans, elevations and sections 1:100,

  3. Shadow diagrams and area schedules for incorporation into the Statement of Environmental effects (SEE) report,

  4. Pool detail plans,  

  5. GFA and landscape calculation diagrams,

  6. View sharing studies if deemed required by town planner,

  7. Schedule of external finishes as required by Council,

  8. Co-ordination of consultant's information. 

Please note: These drawings are not suitable for construction – this shall be noted on the plans.

   9. Lodgement of Development Application to Council  


Foreseeable consultants required on project team during this phase:
Quantity Surveyor (if required for Bank), Land Surveyor, Landscape Architect, Civil/stormwater Engineer, ESD Consultant (BASIX), Town Planner, arborist, bushfire consultant.

3. POST LODGEMENT SERVICES (NOT REQUIRED FOR CDC)


The work completed during this stage of work is dependent on the Consent Authority and the level of issues
required to be addressed. One meeting with Council are included at no cost. Work required to be completed to
respond to Council issues will either be charged at hourly rates or an agreed lump sum once any issues have
been identified (if at all).
 
1. Meeting with Authorities as required to discuss the lodged development application.
2. Client meetings to discuss process and Development Application (3 allowed for)
3. Attendance at one Council meeting if required.
4. Evaluation of submissions and preparation of formal response if required, and
5. One round of amendments to the scheme and documents if required by council.
 
Note: An estimate of hours required during this stage will be provided prior to undertaking any work.

Consultants required on project team during this phase; 
As required.

4A. CONSTRUCTION CERTIFICATE

This level documentation will be enough to establish the site, demolish the existing structures and bench the site
to the required levels. Note, this set is not for construction.
 
1. Clarify and confirm Client’s requirements for the project and the scope of services,
2. Receive and evaluate development consent conditions and report on conditions to client,
3. Incorporate the requirements of DA conditions of consent,
4. Attendance at project meetings and the preparation and distribution of minutes from meetings,
5. Coordination of design development work undertaken by consultants with the architectural design
6. Attend to architectural queries raised in procurement of CC,
7. Prepare architectural documentation for submission to Private Certifier for Construction certificate including: 

  1. Co-Ordinated floor plans,

  2. General Arrangement: Floor Plan, Sections and Elevations at 1:100

  3. Driveway details,

  4. Schedule of finishes.

 

Consultants required on project team during this phase:

TBC, however typically Principal Certifier, structural, hydraulic, and stormwater engineer, and landscape architect.

4B. BASIC CONSTRUCTION DOCUMENTATION

 

This level documentation will have enough information on the drawings for an experiences builder to construct from. There may be some additional information requested by the builder, at which our stage 7 service commences (hourly rates).

  1.  Attendance at consultant co-ordination meetings as required.

  2. Co-ordination of design development work undertaken by consultants with the architectural design including structural, electrical, hydraulic and lighting.

  3. Development of documentation into architectural working drawings to enable construction of the works, including:

    1. General Arrangement: Floor Plan, Sections and Elevations at 1:100

    2. Driveway details

    3. Schedule of finishes

    4. Wall set outs

    5. Window elevation schedules

    6. Finishes schedule

 

Consultants required on project team during this phase:

TBC, however typically Principal Certifier, structural, hydraulic, and stormwater engineer

4C. DESIGN DEVELOPMENT AND CONSTRUCTION DOCUMENTATION

This level documentation will have enough information on the drawings for an experiences builder to construct
from and will be a sound addition to your building contract with your builder.
 

  1. Attendance at consultant co-ordination meetings as required.

  2. Co-ordination of design development work undertaken by consultants with the architectural design including structural, electrical, hydraulic and lighting.

  3. Development of documentation into architectural working drawings to enable construction of the works, including:

    1. Floor and roof plans at 1:100

    2. Concrete profile drawings and piling and foundation plan at 1:100

    3. Elevations and sections at 1:100,

    4. Sections at 1:100

    5. Wall sections at 1:20,

    6. Details at various scales as required, including balustrade and metal work, skirting and

    7. architrave details, screens, awnings and blinds

    8. Reflected ceiling plans,

    9. Electrical layout drawings,

    10. Wet area elevations,

    11. Window elevation schedules,

    12. Door schedules

    13. Aid in selection of internal finishes,

    14. Selection of environmental systems – Rain water tanks, Solar, grey water, etc.

 

Consultants required on project team during this phase:

TBC, however typically Principal Certifier, structural, hydraulic, and stormwater engineer, interior designer, other specialist consultants.

5. CONSTRUCTION SERVICES & TENDERING

This stage assumes a construction program of approximately 14-16 months. Should the timeframe extend beyond this period we reserve our right to vary our fees accordingly.

1. Consolidation of all consultant and architecture documentation, providing up to 5 builders an opportunity to 
tender on the construction of works,
2. Provide a comparison between all builders to aid in selection of successful builder,
3. Aid in engaging builder,
4. Co-ordination and review of Consultant’s documentation,
5. Site visits and site meetings at regular intervals (typically fortnightly) to: 

  1. Review work in progress regarding design quality control as described in the contract documents,

  2. Clarify and assist the execution of the works, &

  3. Respond to requests for information from the Builder. 

6. Review of shop drawings, as noted in the architectural specification, to ensure conformance with the contract documents and architectural intent, 
7. Review, comment and incorporate any reasonable alternative design solution submitted by the Contractor Provision of supplementary details and information where clarification of the contract documentation is required.