Core Architectural Services

CONCEPT DESIGN

DESIGN DEVELOPMENT

During this stage we further resolve and improve our initial Concept Designs and prepare preliminary plans, elevations and sections for review, costing and approval submission.

During the Design Development Stage, we further will develop the approved Concept Design and provide documentation to explain it to you. During this stage we may adopt a two-phase process including:

1. 1. Detailed Design – where we further refine the Concept design prior to engaging specialist consultants such as engineers; and
   2. Final Design – where we produce the final design and engage and coordinate specialist consultants such as electrical, building, civil and mechanical engineers to produce the final design document in preparation for the next stage (Town Planning/Development Application).

The Concept Design is now approved, during this stage we refine the design and create more detailed plans that are ready for town planning approvals. During this stage we finalise the look of the building and we document the materials and finishings to be used inside and outside.  

During this sage it is necessary to engage specialist consultants such as engineers, surveyors, planners, landscapers and energy consultants.  Due to the complex process of developing and preparing the technical working drawings and specifications, it is imperative that you are closely involved in the process. 

Detailed Design

Prior to commencing this stage, through your discussion with us, you will choose the concept design that best suits your needs.

We will develop the concept into a preliminary layout. More than one concept can be developed in this way, but each additional concept developed may increase design fees.

This important stage usually includes preliminary room arrangements, window opening sizes and orientation, indication of indoor–outdoor flow, furniture layouts and preliminary choice of construction systems. Spend time visualising your building and how you people will live in, and use, the building.

We also consider internal and external materials and finishings during this stage. So, it is important that you have a clear idea of the types of materials you would like to use in the building. This is particularly important in relation to the visible materials, such as cladding, bricks, floors, and so on. It can become very expensive to change these materials later.

Final Design

During this phase we will develop the final detailed design and may finalise any and all of the following (depending on our design scope):

1. 1. floor plan and building form
   2. construction systems
   3. window type, size and orientation
   4. shading solutions
   5. external finishes
   6. heating/cooling system
   7. major appliances
   8. water systems, e.g. rainwater tanks and water recycling
   9. landscape design
   10. interior design and finishes.

Final design is often when budget overruns become apparent and cost reductions are then made. Changes made after this stage has been signed off will likely add to design costs.

When both parties are satisfied with the design, we are ready to progress to the next level (Town Planning/Development Application).

Fees

Typically 20% of the Architectural Design Fees

If you engages us to undertake all the stage outline from Concept Design through to Contract Administration and depending on the complexity and level of detailed design requested by you, the fees for this stage are generally 20% of our overall fees, but they can range between 10% to 25% of our overall fees.

Prior to commencing the Design Development Stage, we request a down payment of approximately 50% of the stage fees. Once the Design Development stage has been completed, the remaining associated stage fees are due prior to commencement of the next stage.

Please note, we will generally request fee estimates from all specialist consultants prior to engaging them. You must pay us their fees prior to them commencing work for you. If their fee estimates change throughout the project we request all payments prior to advancing to the next level.

Please note that during the next stage (Town Planning/Development Application), you may be requested to make further changes to the design. You may incur additional costs if we are required to make amendments or are required to redesign.

Key Activities

Developed Design

• develop the approved Design Concept and present documents and other information to adequately explain the developed design
• arrange, attend and record meetings with the client
• arrange, attend and record meetings with authorities, other consultants and other relevant parties
• coordinate the work of other specialist consultants
• provide schedule of proposed materials and finishes
• review the developed design against the budget and coordinate the preparation of an updated estimate of the Cost of Works
• other Design Development services as shown in Our Estimate / Client Architect Agreement.

Approvals

• obtain your approval of the developed design
• obtain your approval to submit Town Planning/Development
• Application, where required
• obtain your approval to proceed with Construction Documentation

TOWN PLANNING / DEVELOPMENT APPLICATION

This stage is critical to ensure that the Design is approved and that you can then start construction.

Approvals for your project design may be required from a number of authorities. Approval time frames can vary greatly depending on the nature of the project design and location.  Applications can be submitted on your behalf with the relevant drawings, responding to any technical queries raised.  The approvals given at this stage are indicative of the overall acceptance of the design proposal. It is not an approval for construction. Following, the building approval applications are lodged; when planning approval is completed, the associated fees are required to move to the next stage.

Straightforward designs on sites that are not subject to stringent planning controls are commonly submitted for simultaneous planning and construction approval. One set of plans can address both planning and construction detailing.

For more complex designs that challenge the standard approval process, separate submissions can be advantageous.

Fees

Typically 10% of the Architectural Design Fees

If you engages us to undertake all the stage outline from Concept Design through to Contract Administration and depending on the complexity and level of detailed design requested by you, the fees for this stage are generally 10% of our overall fees, but they can range between 5% to 15% of our overall fees.

Prior to commencing the Town Planning/Development Application Stage, we request a down payment of approximately 50% of the stage fees. Once the Town Planning/Development Application stage has been completed, the remaining associated stage fees are due prior to commencement of the next stage.

Please note that during the Town Planning/Development Application Stage, you may be requested to make further changes to the design. You may incur additional costs if we are required to make amendments or are required to redesign.

Key Activities

• confirm statutory authority requirements
• attend pre-application meetings with relevant authorities prior to submission of formal application
• prepare application, including plans, diagrams, analyses, studies, reports and other information for the submission
• assist you in coordinating required specialist consultants
• assist you with lodging formal application
• other Town Planning/Development Application services as shown in Our Estimate / Client Architect Agreement.

CONSTRUCTION DOCUMENTATION

During this stage, design and construction details are finalised and documented.

Following the approval of the Design Development, during this stage we will prepare drawings and specifications that will be used in the construction process.  These documents will also be used to call tenders or negotiate prices with the builder and for the building approval application.

Construction drawings provide accurately measured and detailed drawings of a resolved design, and its parts, to guide the contractor in its construction. They may be subject to clarification, but should be complete with enough dimensions, details, and notes to enable construction without the need for additional information. They also provide the detailed information required for acquiring a building permit and tendering purposes (if prepared properly).

During this stage, the design and construction details are finalised and documented. These documents typically include:

1. working drawings (details of how the design is to be built);
2. a specification of the materials, standards, finishes and products to be used; and
3. engineering design and certification.

The above information is also given to builders and other contractors so that they can provide cost estimates (see next stage: Contractor Selection).

Fees

Typically 40% of the Architectural Design Fees

If you engages us to undertake all the stage outline from Concept Design through to Contract Administration and depending on the complexity and level of detailed design requested by you, the fees for this stage are generally 40% of our overall fees, but they can range between 35% to 50% of our overall fees.

Prior to commencing the Construction Documentation Stage, we request a down payment of approximately 50% of the stage fees. Once the Construction Documentation stage has been completed, the remaining associated stage fees are due prior to commencement of the next stage.

Please note that during the Construction Documentation Stage, if you make further changes to the design, you will incur additional costs.

Key Activities

Documents

• arrange, attend and record meetings with the client
• coordinate and integrate the work of other specialist consultants
• prepare drawings including plans, elevations and sections, together with other details and schedules to enable statutory approval to construct the project
• prepare specifications in accordance with the drawings and your requirements describing the quality of materials, finishes and quality of work necessary to obtain statutory approval
• submit required documents for statutory approval
• prepare further drawings, specifications and schedules to enable the construction of the project
• coordinate the preparation of a pre-tender estimate of the Cost of Works
• provide recommendations to you on the preferred method of building contractor selection
• other Construction Documentation services as shown in Our Estimate / Client Architect Agreement.

Approvals

• obtain your approval to submit for statutory approval
• obtain your approval of all construction documents
• obtain your approval to proceed with Contractor Selection

CONTRACTOR SELECTION

During this stage we look for, or invite, builders to provide a price to complete the construction process.

Once the Construction documentation has been approved and the appropriate town planning approvals have been received, we will provide the approved documents to contractors so that they could provide a quotation to complete the construction process. We will then negotiate a contract with the successful contractor.

There are a variety of methods for engaging contractors and by which contracts usually come into existence. These include:

1. 1. Competitive tendering
   2. Negotiation
   3. Non-competitive quoting
   4. Any combination of any of the above

Fees

Typically 5% of the Architectural Design Fees

If you engages us to undertake all the stage outline from Concept Design through to Contract Administration and depending on the complexity and level of detailed design requested by you, the fees for this stage are generally 5% of our overall fees, but they can range between 5% to 15% of our overall fees.

Prior to commencing the Contractor Selection Stage, we request a down payment of approximately 50% of the stage fees. Once the Contractor Selection stage has been completed, the remaining associated stage fees are due prior to commencement of the next stage.

Please note that depending on the nature of the negotiations and the market approach methodology adopted during the Contractor Selection Stage, you may incur additional fees particularly if negotiations are lengthy or become complex.

Key Activities

Tender

• assist client in determining the preferred tender process
• prepare tender documents and issue to all tenderers
• respond to inquiries from tenderers
• receive and open the tenders
• together with the cost consultant, if any, assess the tenders
• negotiate with the preferred tenderer if required to obtain an offer acceptable to the client
• prepare reports on tenders and recommendation for client acceptance
• other services shown in Our Estimate / Client Architect Agreement, or

Negotiated Offer

• Assist client in determining the preferred negotiation process
• Issue relevant documents to the prospective contractor to describe the scope of the works
• Arrange and coordinate negotiations and enquiries with the prospective contractor
• Together with the cost consultant, if any, assess all submissions from the prospective contractor required to establish the contract price and final project scope
• Prepare report and provide recommendations for client acceptance
• Other services as shown in Our Estimate / Client Architect Agreement.

Approvals

• obtain your approval to prepare the contract documents

CONTRACT  ADMINISTRATION

This stage is critical to ensure that the project is built according to design and that the final product meets, or exceeds, your expectations with minimal variations.

Contract Administration refers to the task or function of ensuring that a construction contract is executed in accordance with the terms of the contract. During this stage we ensure that the project is completed in accordance with the technical and legal requirements.

It is beneficial to engage us to manage the contract during the Construction phase of the projects as this will ensure that the builder constructs the design as per your expectations.

1. 1. During the Contract Administration stage we undertake:
   2. The assessment and certification of progress payments;
   3. issuing, assessing, referring and authorising contract variations;
   4. determining the quality of materials and workmanship;
   5. the assessment of time extensions;
   6. determining and formally notifying the date of practical completion;
   7. determining if Practical Completion has been successfully reached; and
   8. issuing of the final certificate.

While it is the builder’s responsibility to fully supervise all works carried out, we ensure the work conforms to the contract, and will guard you against any defects or deficiencies.

Fees

Typically 30% of Additional Architectural Design Fees

If you engages us to undertake all the stage outline from Concept Design through to Contract Administration and depending on the complexity and level of detailed design requested by you, the fees for this stage are generally 25% of our overall fees, but they can range between 20% to 30% of our overall fees.

Prior to commencing the Contractor Administration Stage, we request a down payment of approximately 50% of the stage fees. Once the Contractor Administration stage has been completed, the remaining associated stage fees are due prior to commencement of the next stage.

Please note that depending on the issues that occur on site and the attitude of the Contractor, including the number of claims or disputes raised by the Contractor, you may incur additional fees based on the time spent to resolve issues and disputes.

Key Activities

Pre-construction

• prepare the contract documents
• arrange for signing and execution of the building contract documents by the building contractor and owner

Construction

• report regularly to you regarding time, cost and progress of the project
• visit the site periodically to observe the general conformance of the construction works with the building contract documents and instruct the building contractor regarding design quality control, materials selections and performance in regard to the building contract documents
• arrange, attend and arrange for recording of site meetings at regular intervals
• review shop drawings and submissions by the building contractor
• provide the building contractor with instructions, supplementary details and clarification of the contract documents
• coordinate the construction services provided by other specialist consultants
• assess and determine variations and obtain client approvals where required
• assess and determine the building contractor’s progress claims and issue progress certificates
• assess the building contractor’s claims for extensions of time
• adjust prime cost and provisional sums and other monetary sums
• instruct the building contractor in regard to incomplete work and rectification of any defects
• assess and determine practical completion and issue the notice of practical completion
• other Construction services as shown in Our Estimate / Client Architect Agreement