We meet with you to introduce ourselves and to get an idea of your expectations of the project. We look at your site with you and discuss your ideas and what opportunities are available to you. Often we undertake research beforehand if we know the site location and can speak with you about similar, relevant projects we have been involved in and how they addressed the client’s requirements. We can also investigate the local planning requirements and restrictions and inform you of them and the possible impact on the design. We discuss your budget and give you a rough guide of what your project will cost, and if the scale of the project you are after matches your budget expectations. We also discuss our fees, and sub-consultant fees. Our fees are usually based on a sliding scale as a percentage of the budget price; this is then revised once the contract sum is established.
This Stage focuses on information gathering and includes: obtaining Council’s latest DCP and LEP, , a Topographical Survey and report, assessing site suitability for Complying Development, researching zoning requirements, site visits, photos, liaising with or meetings at Council or with professional consultants such as planners, certifiers, hydraulic engineers, geotechnical engineers, arborists and the like, obtaining fee proposals if requested (eg. demolition, tree removal etc), a formal meeting at our office to further develop your brief, discuss feasibility and so on. All of this is necessary before informed design works should commence. A nominal fee is charged to cover our outgoings and costs during this stage, deducted from the contract tender sum should you proceed to a construction contract.
CONCEPT & DESIGN DEVELOPMENT:
During this stage, We will now start creating your unique design based on our Pre-Design Consultation. This is the stage where we put pen to paper. Sketch design provides analysis, visual explanation and your space planning, resolving how rooms and external spaces will ultimately relate to one another. Taking time to understand you, your goals and listening to your feedback we will create the ultimate design. Any design revisions following Sketch Design will be made and we will focus on the form of the building. Consideration will be given to the relevant building materials and you will be provided with a 3D visual of your project.
PREPARATION & SUBMISSION OF DA/CDC:
During this stage, we will prepare the documentation required for submission of a Development Application (DA) to Council or for a Complying Development Certificate (CDC) to a Principal Certifying Authority (PCA). Once submitted to Council/PCA we regularly monitor the progress of the application, liaise as necessary with the assessing officers and address any issues that may otherwise delay a timely assessment or compromise its approval. A deposit commensurate with the cost to prepare all standard documents required for DA submission is charged to cover our outgoings, deducted from the contract tender sum should you proceed to a construction contract.
All buildings require construction documents to provide instruction to the builder on what is to be built. Construction documentation can range from very basic drawings (with or without a specification) through to fully complete drawings and specifications with comprehensive details and schedules.
Generally the more unique or complex the project, the greater the need for more comprehensive and complete documentation.
TENDER & CONTRACT ADMINISTRATION:
Following construction documentation, our tender and contract negotiation process will aid the selection of your project’s builder. Contract Administration sees us project manage the construction phase, ensuring the project’s completion under the terms of the contract, preserving the design intent and aesthetics. This stage includes providing site advice to clients on everything from up and coming matters to the final selection of fixtures and fittings and providing advice as to whether the building work is in-line with the approvals and building codes, determining progress payments to builders, and general design/ quality control throughout the construction stage.