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Architectural Process

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Stage One – Preliminary Design

The project is set up. An agreement between the client and designer/draughter is completed and appropriate information is gathered to enable subsequent stages of the agreement to be undertaken.

Tasks:

  1. Execute Agreement: Complete and sign.
  2. Brief/Budget: Prepare and provide brief and budget.
  3. Site Information: (As Required)
    1. Deposited plan and certificate of title
    2. Easement and covenants – Identify
    3. Existing structure – as-built information
    4. District plan requirements (including rules and objectives/existing consents)
    5. Heritage report (if required)
    6. Site Inspection: Visit site, provide ‘as built’ drawings of existing site and/or structures from site measure and TA records.
    7. Other Consultants: Discuss and agree with client the additional separate or sub-consultants that are to be retained and by who

 

Stage Two – Concept Design

The Client Brief is given form and basic functionality as a concept (or concepts) only, generally within the constraints of the territorial authority and regulatory requirements surrounding the Site and Project

At the end of this stage a Rough Order of Cost can be established by a quantity surveyor (if required) Any changes by the Client to the design/brief after this stage may incur additional fees.

Tasks:

  1. Brief/Budget: Review with client: Update to incorporate all up-to-date requirements and information.
  2. Site Information:
    • Topographical survey (if required)
    • Geo-technical survey and information (if required)
  3. Design Meeting: Facilitate and chair meetings for design coordination.
  4. Sustainable Design: Consider options with client.
  5. Concept Design: Prepare drawings, including but not limited to:
    • Site Plan
    • Floor Plans
    • Elevations
    • Perspective Views
  6. Territorial / building consent authority:
    • Check development rules for resource consent compliance.
  7. Consultants:
    • Separate or Sub-contractors – Assist client with the scope, selection and appointment.
    • Concept design input – Obtain, review and evaluate against architectural design.
    • Cost advice – Obtain from quantity surveyor (if required)

 

Stage Three – Developed Design

The approved Concept Design is further developed to provide a set of documents that identifies and coordinates all of the elements of the building, including structural elements, building services (if required), materials and finishes and net/gross building areas.

At the end of this stage Estimate of Cost can be established by a quantity surveyor and a resource consent (if required at this stage). Any changes by the Client to the design/brief at this stage may incur additional fees.

Tasks:

  1. Brief/Budget: Review with client: Update to incorporate all up-to-date requirements and information.
  2. Site Information:
    • Arborist report (if required)
    • Asbestos report (if required)
  3. Sustainable design: Confirm options with client including life cycle and durability
  4. Territorial / building consent authority: Consult regarding building specific issues:
    • District plan and Development rules: Check for compliance
    • Resource Consent: Determine if required, prepare and lodge application (if required)
    • Building Code: Check design for compliance
  5. Consultants: Obtain preliminary input:
    • From other consultants – Review and evaluate against architectural design
    • Consultant documentation: Coordinate and integrate with architectural design
    • Cost Advice – Obtain preliminary estimate of cost from QS (if required)
  6. Developed Design drawings: Prepare drawings based on the approved Preliminary Design. Review with Client approval and forward to the appropriate consultants and/or sub-contractors (if required). Drawings prepared to include but not limited to: 
    • Site Plan
    • Detailed Floor Plans
    • Detailed Elevations
    • Indicative Section/s
    • Developed Perspective Views
    • Interior Perspective Views and Elevations
    • Preliminary Risk Matrix

 

Stage Four – Detailed Design and Documentation

The approved Developed Design is further refined to produce detailed drawings and specifications that will allow a building consent to be applied for, and for the tendering and negotiation of a building contract to be undertaken.

At the end of this stage a pre-tender estimate of cost and a schedule of quantities can be established by a quantity surveyor.

Tasks:

  1. Design Meeting: Facilitate and chair meetings for design coordination.
  2. Sustainable Design: Incorporate agreed factors and processes into design.
  3. Territorial / building consent authority: Consult regarding building specific issues:
    • Resource consent conditions – Check design for compliance
    • New Zealand Building Code and relevant NZ Standards – Check design for compliance
    • Building Consent – Prepare and lodge application
  4. Consultants: Obtain final input
    • From other consultants – Review and evaluate against architectural design
    • Consultants documentation – Coordinate and integrate, including performance specification, with architectural designs
    • Cost advice – Obtain pre-tender estimate of cost from QS (if required)
  5. Detailed Design drawings: Prepare based on the approved Developed Design, including sufficient detail to enable an application for Building Consent to be made, tendering and negotiations of a building contract to be undertaken and construction work to commence. Drawings prepared to include but not limited to:
    • Location Plan (If required)
    • Site and Drainage Plans
    • Services Plans – Electrical and Lighting
    • Foundation Plans
    • Detailed and dimensioned Floor Plans
    • Detailed Elevations
    • Detailed and dimensioned Sections
    • Construction Details
    • Window and Door Schedule
    • Interior Elevation and Detailing
    • Bracing Calculations
    • E2 Risk Matrix Assessment
    • H1 Energy-efficiency calculations
    • Schedules for Hardware, Fixtures, Finishes, Colours etc.
  6. Specification and Supporting Documentation:
    • Prepare Preliminaries and General Sections – with input from Clients and other consultants (if required)
    • Prepare and coordinate all trade sections – with input from Clients and other consultants (if required)
    • Prepare and coordinate all supporting documentation – with input from Client and other consultants (if required)