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Stages of Project Design

A custom designed building requires a number of stages to provide you with a unique, innovative, clever and exciting project design


Stage 1:  Sketch Design

From the very beginning, we utilize our advanced project design skills to produce the most effective solutions and clever ideas to suit your requirements. The sketch design stage provides a number of site and floor plans most suitable to your build site and based on your brief. We produce an indicative sketch elevation to help you understand visually what direction we are exploring with exterior treatment.  Together, we review our presented first concepts – it is extremely important at this stage that you as the client understand the plans presented, and the advice and recommendations provided.   Ask lots of questions and discuss any queries or changes you may have.

Further to your feedback, and amendments made, we develop a concept design that will be refined and fully developed though the Design Development stage. Once the Sketch Design stage has been completed, the associated fees are due prior to commencement of the next stage.

Summary:

  • Site visit and evaluation
  • Briefing meeting
  • Concept design
  • Project Design
  • Design report including cost per square meter rates
  • Concept review and client meeting to select and/or amend the concept design

Stage 2: Design Development

The Sketch Design is now refines and fully detailed to your requirements.  This stage finalises the look of the building, and documents the materials and finishings to be used inside and outside.  We have an advanced knowledge of building materials, from concrete, steel or timber, external cladding and roofing, floor and interior finishes and thermal considerations for energy ratings.

During this sage it is necessary to engage specialist consultants such as engineers, surveyors, planners, landscapers and energy consultants.  The complex process of developing and preparing the technical working drawings and specifications means that it is imperative that you are closely involved in the process.  When this stage is completed, the associated fees are due to commence the next stage.

Summary:

  • Revised concept design and presentation
  • Detailed design, refine the building details and consider the materials
  • Review detailed design and approve development
  • Prepare cost estimate
  • Obtain preliminary approvals
  • Engage specialist consultants

Stage 3: Planning Approvals

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.  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.

Summary:

  • Prepare documents for preliminary approvals as required
  • Submit applications to authorities
  • Liaise with authorities

Stage 4: Contract Documentation

Following the approval of the Design Development, Brandrick will prepare drawings and specifications that will be used in the construction process.  These documents are also used to call for tenders and negociate prices with the builder; and for the building approval application.

At this stage it is time to decide which level of contract documentation that you require – we have two levels to choose from, Standard and Premium.

Summary:

  • Prepare contract and energy rating documentation
  • Submit standard building permit and premium building contract applications to authorities

Stage 5: Project Administration

Following the Contract Documentation process, our services can be utilised for the contract administration.  Here we supervise the calling of tenders, from qualified builders, who meet our quality standards, and administer the building contract. Once a builder is selected the contract documents are prepared, which once signed by the client and the builder, become a legally binding contract for the execution of all works set out in the documents.

During the contract administration phase we undertake the assessing and certifying of progress payments, issuing, assessing, referring and authorising contract variations, determining the quality of materials and workmanship, assessment of time extensions, determine and formally notifying the date of practical completion, and determining of completion and issuing of the final certificate.

Whilst it is the builders 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.

Summary:

  • Initiate contract administration, call tenders and negotiate with builders
  • Select a builder and sign contracts
  • Administer construction contract