Stage 1: Pre-design and site analysis

This is the first stage of the project, which covers gathering all information prior to commencing design. The scope of work would typically include:

  • Site analysis and gathering planning and Council information 
  • Review of building surveyor/weathertightness reports 
  • Review of original drawings from council property file 
  • Developing the brief and assessing the existing building incl. site measure and photos. 
  • Gathering initial advice from separate consultants 

Stage 2: Preliminary sketch design

This stage will relate the brief to the opportunities and requirements of the site, through a series of iterations and solutions. Preliminary design is informed by a myriad of factors, including market demands, existing structures, visual prospects, weathertightness issues, maintenance and will aim to add value, while minimising cost.  

Initially, this stage is concerned with developing shape and forms, establishing spatial relationships. In some cases, we also address the look and style in terms of colour and materiality. Client feedback is incorporated into the design and client sign off is required to commence the next stage. 

Stage 3: Developed design

The agreed upon design is then refined and developed to address evolving structural design and services issues. Space and form planning for both inside and out will be finalised with material selections and palates. 

External specialists like engineers or façade engineers are consulted where required and services consultants for the project will be engaged at this stage. Developed design drawings would typically involve:  

  • Resolved floor plans, site plan, elevations and key sections 
  • Finalised space planning, exterior forms, services, materials and structural design 
  • Product specifications and cost estimation 
  • Developed 3D computer model 
  • Engagement with an interior design service if required 
  • Meeting with required consultants 
  • Preliminary engineering design 

In addition, a quantity surveyor is recommended at this stage to gain a more comprehensive and independent costing, to check that the construction costs reconcile with the budget.  

Stage 4: Detailed Design and Documentation

These final stages further develop the design into detailed building consent drawings and complete necessary documentation for consent applications and building works. Building consent documentation will be lodged with the Council or Local Authority.  

Deliverables during this stage are: 

  • An architectural drawing list and working drawings including plans, sections, elevations, schedules, as well as construction details for consent applications and the contracted builder 
  • Key architectural junction details provided as 3D step by step details, as required by the Council 
  • Detailed specification of all products and materials 
  • Quality assurance schedule and finalised engineering design 
  • Building Consent lodgement with Council 
  • Coordination of consultant information in relation to structure, shop drawings, façade and services 

Stage 5: Tendering and negotiations

This stage of the process prepares the final design for construction. We supply clients an appropriate schedule of services, with an agreed hourly rate charge. 

The tendering process begins with the preparation of contract documentation and tender documents for supply to selected tenderers. There may be queries from the various contractors and sub-contractors, which may prompt document revisions and the issuing of any notices to tenderers.  

Overall, this stage typically involves: 

  • Assessing and analysing suitable contractors along with other engaged consultants where applicable 
  • Checking tender compliance 
  • Recommending a main contractor 
  • Preparing a tender report 
  • The stage concludes with a contractor being selected and notification to all tenderers of the results 

Stage 6: Construction phase and contract administration

We offer our clients a schedule of services that we see as appropriate for this phase, with an associated hourly rate charge. We would like the opportunity to negotiate fees for this phase once the type of contract and particular contractor have been selected. 

We would recommend that any works are undertaken under an appropriate NZS3910 Contract. The construction phase time typical involves: 

  • Scheduling and recording minutes from regular site meetings 
  • Answering project queries and resolving architectural matters/details 
  • Processing instructions in the form of variation price requests, site instructions and variation orders as well as ensuring prices are fair and reasonable 
  • Administrating and certifying project payments 
  • Checking of shop drawings 
  • Providing any additional drawings/details, as required to provide clarity on site. 
  • Inspecting and approving practical completion 
  • Assisting with collection of warranties, producer statements and maintenance/operation information and in the obtaining of a Code of Compliance Certificate 
  • Administrating maintenance defects during the maintenance period 
  • Approving final completion