Process

06-13-2024

Process Overview
Concept Design
The Concept Design phase focuses on understanding the site's unique requirements, encompassing both urban and natural surroundings, conducting thorough site analysis, and identifying existing building constraints and opportunities. This stage also involves a detailed examination of planning regulations to ensure compliance and the development of design studies aimed at exploring suitable building forms to achieve the desired design objectives.
Initiate an initial design meeting to establish, review, and refine the project brief in collaboration with the client.
Conduct comprehensive site analysis, utilizing architectural drawings, drone imagery, and relevant footage.
Measure existing interior spaces of the dwelling.
Develop Interior Design, integrating imagery for all proposed rooms.
Evaluate compliance with Council Development Control Plan (DCP), Local Environmental Plan (LEP), or Complying Development Certificate (CDC) requirements.
Identify potential non-compliance issues and conduct a risk analysis with town planners.
Create visualizations of the proposed scheme (5 images) to aid in client visualization and understanding.
Prepare a concept design for client feedback and review, ensuring alignment with project goals.
Develop the design scheme with up to 3 revision stages to refine and finalize concepts.
Schedule up to 3 meetings for concept development and client consultations to ensure stakeholder input and satisfaction.
Liaise with relevant authorities such as Council, town planners, or Private Certifiers. Consultants involved at this phase include a Land Surveyor and town planner to navigate regulatory requirements effectively.

Development Application Preparation and Lodgement
Building upon the Concept Design phase, this stage involves preparing detailed Development Application (DA) or Complying Development Certificate (CDC) drawings and documentation. The goal is to enhance the approval process by integrating consultant expertise and ensuring all necessary approvals are obtained smoothly.
Confirm the project brief and obtain client approval for DA/CDC document preparation, ensuring alignment with project objectives.
Coordinate closely with consultants to develop the project and integrate specialized expertise as required.
Prepare comprehensive architectural documents for DA/CDC submission, including:
Site analysis drawings and site plans depicting existing conditions and proposed developments.
Detailed floor plans, roof plans, elevations, and sections at 1:100 scale to illustrate architectural intent.
Shadow diagrams and area schedules for inclusion in the Statement of Environmental Effects (SEE) report to address environmental impact considerations.
Specific plans such as pool details, Gross Floor Area (GFA) calculations, and landscape diagrams.
View sharing studies if recommended by town planners to manage visual impacts.
Schedule of external finishes as per Council requirements to ensure aesthetic and regulatory compliance.
Coordinate consultant information effectively to streamline documentation preparation, emphasizing clarity in non-construction intent.
Lodge the Development Application with Council, leveraging the expertise of consultants including Quantity Surveyor (if needed), Land Surveyor, Landscape Architect, Civil/Stormwater Engineer, ESD Consultant (BASIX), Town Planner, Arborist, and Bushfire Consultant to address diverse project aspects comprehensively.
Post-Lodgement Services (Not Required for CDC)
This stage involves responding to the requirements of the Consent Authority following DA lodgement, ensuring effective communication with authorities and addressing any issues promptly to progress towards approvals.
Attend meetings with authorities as necessary to discuss and resolve issues related to the lodged development application, ensuring compliance and approval progression.
Conduct up to 3 client meetings to review the process and Development Application progress, maintaining transparency and stakeholder engagement.
Attend Council meetings if necessary to address specific concerns or requirements.
Evaluate submissions and prepare formal responses as needed to facilitate approval processes effectively.
Implement one round of amendments to the scheme and documents if required by Council, providing estimated hours beforehand to manage client expectations and project timelines. Consultants are engaged as necessary based on project needs.
Stage 4 - Construction Documentation: Choose one of the following three (3) options
Depending on project requirements, select the appropriate level of documentation to support construction activities and compliance with regulatory standards.

4A. Construction Certificate
This documentation level facilitates site establishment, demolition of existing structures, and site leveling to meet required standards, focusing on preparing for construction activities.
Clarify and confirm the client’s project requirements and scope of services, ensuring alignment with approved documentation.
Receive and assess development consent conditions, reporting findings to the client for approval and compliance.
Incorporate requirements specified in Development Application (DA) conditions of consent to guide construction activities effectively.
Attend project meetings, prepare comprehensive meeting minutes, and distribute them accordingly to maintain clear communication and project oversight.
Coordinate design development among consultants aligned with architectural design to ensure integration of all project elements.
Address architectural inquiries during Construction Certificate (CC) procurement, maintaining clarity in construction intent and compliance.
Prepare architectural documentation for submission to Private Certifier, including coordinated floor plans, general arrangement (at scale), driveway details, and schedule of finishes. Consultants involved in this phase typically include Principal Certifier, structural engineer, hydraulic engineer, stormwater engineer, and landscape architect to cover essential project aspects comprehensively.

4B. Basic Construction Documentation
Provide comprehensive details to support construction commencement, ensuring clarity and accuracy in project execution.
Attend coordination meetings with consultants as necessary to synchronize project aspects effectively.
Coordinate design development with architectural design, integrating structural, electrical, hydraulic, and lighting components seamlessly.
Develop detailed architectural working drawings, including general arrangement (floor plans, sections, elevations at 1:100 scale), driveway details, schedule of finishes, wall set-outs, window elevation schedules, and finishes schedule. Consultants typically engaged include Principal Certifier, structural engineer, hydraulic engineer, stormwater engineer to maintain construction readiness.

4C. Design Development, Construction Documentation, and Interior Design
Comprehensive documentation to support construction and enhance project quality, integrating detailed design elements and interior specifications.
Attend coordination meetings with consultants as necessary to ensure holistic project integration.
Coordinate design development with architectural design, encompassing structural, electrical, hydraulic, and lighting elements for comprehensive construction readiness.
Develop architectural working drawings, including detailed floor and roof plans (at 1:100 scale), concrete profiles, foundation plans, elevations, sections (at scale), wall sections, and specialized drawings such as balustrades, metalwork, skirting, architraves, screens, awnings, and blinds.
Include reflected ceiling plans, electrical layout drawings, wet area elevations, window elevation schedules, and door schedules to ensure meticulous project execution.
Assist in selecting internal finishes and environmental systems (e.g., rainwater tanks, solar, greywater) to optimize project sustainability and efficiency.
Execute Interior Design Stage B, specifying interior fixtures, fittings, appliances, finishes, and permanent joinery for each room, including detailed schedules (FF&E) and visual presentations to facilitate client decisions and approvals.
Document all permanent joinery and prepare detailed drawings for critical areas such as bathrooms, kitchen, cellar, outdoor kitchen, and storage areas, engaging Principal Certifier, structural engineer, hydraulic engineer, stormwater engineer, interior designer, and other specialists as required to enhance project quality.
Construction Services & Tendering
This phase manages the construction timeline, ensuring adherence to project specifications, and coordinating builder engagement for seamless project execution.
Compile comprehensive consultant and architectural documentation, inviting up to 5 builders to tender for construction works.
Provide a comparative analysis of all tender submissions to facilitate the selection of the preferred builder, emphasizing project suitability and compliance.
Assist in engaging the selected builder, ensuring clarity in contractual obligations and project expectations.
Coordinate and review consultant documentation to maintain alignment with approved designs and project specifications.
Conduct regular site visits and meetings (fortnightly), overseeing work progress, ensuring adherence to design standards, supporting construction activities, and addressing builder inquiries promptly.
Evaluate shop drawings against architectural specifications to confirm compliance with contract documents and design intent, maintaining project integrity.
Review and incorporate reasonable alternative design solutions proposed by the contractor, ensuring clarity and accuracy in construction documentation.