PRELIMINARY DESIGN
This phase involves transforming the analysis and feasibility study into an architectural proposal.
The outputs are usually space planning and site planning diagrams and plans, and initial 3d concept drawings.
An analysis of local authority regulations, Resource Consent requirements, orientation, views, levels, heritage implications, legal requirements, relationship with neighbouring sites and available utilities and service routes all help give everyone some certainty with which to make decisions on the project’s direction.
A survey of levels and boundaries is required in all but the most simple of site situations. We facilitate the engagement of a land surveyor to provide this information by briefing them on what is required. We will survey any existing buildings by measuring, drawing and taking photos.
We will also assist in the decision on whether to engage a geotech engineer to gather soil conditions information and, if so, at which stage.
During this stage we will develop some key conceptual ideas that will drive the design. These develop in tandem with working through issues of the general form of the building and its relationship with the site and surrounding environment. We will begin by drawing space schematics and diagrams and refine these to scaled floor plans. When we feel that we are on a worthwhile path we will begin to model the design in three dimensions. This provides a feedback loop where ideas are tested on the model and the results provide stimulus for further design ideas.
Typical documentation produced in this phase is:
• preliminary plans indicating the location of the buildings, shape, relation with the surroundings, access roads and entrances (scale 1:200) ( the topographical survey is not part of this contract and will be supplied by the Client)
• preliminary plans according to the typological solutions required (scale 1:100)
• relevant sections showing the levels of the roads (scale 1:100)
• elevations (scale 1:100)
• preliminary budget
• 3d model
• colored elevations (2 for each building)
• colored perspectical sketches (1 for each building)
• dimensional data for each apartment – as required for sales purposes
• up to 2 revisions of preliminary plans – as required for sales purposes
DESIGN DEVELOPMENT BUILDING PERMIT DOCUMENTS
As decisions continue to be made, we develop the schematic drawings into permit documents. The graphics evolve from diagrams to actual architecture at this step. The drawings are refined in regards to details and methods. Materials are decided on and the architects figure out how everything fits together.
Window openings are further defined with size and opening locations. Information from other consultants, like the structural engineer, is developed and coordinated with the design drawings. Specifications for materials, fixtures/ appliances, assembly details, and relevant code information are incorporated into the project. Recommendations from trades, suppliers, and manufacturers are added to the drawing set.
Typical documentation produced in this phase is:
• Building Permit documents including:
• Structural schematics including structural report.
• Electromechanical schematics including: electrical design, plumbing and sanitary system, HVAC and fire protection,
• Coordination of architectural, structural and electro-mechanical design
• New version of approved plans, indicating the structural elements, walls, and dimensions after incorporating the structural and electro-mechanical schematics (scale 1:100)
• Selection of materials and construction techniques
• Budget draft according with the selection of materials and construction techniques
FINAL DESIGN
This stage generally entails the most work for architects.
A detailed description of the building work is put together that will form the contract between the Client and the builder. This includes general arrangement drawings, detail drawings, schedules (lists), specifications (written instructions) and contracts. This set of documents will be used by the tenderers in preparing their competitive tender prices. Once construction begins these documents will be used to build from. Blueprint?
During this stage we coordinate the work of any other consultants that are involved in the project and incorporate their information into the documents.
It is important to document thoroughly to ensure a high quality of work and to maintain control over costs and design outcomes during construction.
Typical documentation produced in this phase is:
• Site Plan
location of the building in relation to property lines and setbacks, schematic layout of driveways, walks, gates, fences, location of utilities connections, grading, (scale 1:200)
• Floor plan
all floors with dimensions, 1 for each level of the buildings, noted, with plumbing fixture locations, stairs, generic flooring materials, ceiling treatment outline, reference code for doors and windows, special features outlined, (scale 1:50)
• Elevations
4 exterior wall elevations noting materials, roof height, floor to floor dimensions, windows/doors and header height, exterior materials notes, (scale 1:100, 1:50)
• Sections
3 sections for each building, plus area sections for vertical distribution, noting materials, roof height, floor to floor dimensions, windows/doors and header height, exterior materials notes, (scale 1:50)
Coordination with Electro-Mechanical design
schematic layout of lighting fixtures with switching, duplex outlets, smoke detectors, telephone and other outlets, location of technical rooms, chillers, fan coils, etc.
CONSTRUCTION SUPERVISION
This stage generally entails the most work for architects.
A detailed description of the building work is put together that will form the contract between the Client and the builder. This includes general arrangement drawings, detail drawings, schedules (lists), specifications (written instructions) and contracts. This set of documents will be used by the tenderers in preparing their competitive tender prices. Once construction begins these documents will be used to build from. Blueprint?
During this stage we coordinate the work of any other consultants that are involved in the project and incorporate their information into the documents.
It is important to document thoroughly to ensure a high quality of work and to maintain control over costs and design outcomes during construction.
Typical documentation produced in this phase is:
• Site Plan
location of the building in relation to property lines and setbacks, schematic layout of driveways, walks, gates, fences, location of utilities connections, grading, (scale 1:200)
• Floor plan
all floors with dimensions, 1 for each level of the buildings, noted, with plumbing fixture locations, stairs, generic flooring materials, ceiling treatment outline, reference code for doors and windows, special features outlined, (scale 1:50)
• Elevations
4 exterior wall elevations noting materials, roof height, floor to floor dimensions, windows/doors and header height, exterior materials notes, (scale 1:100, 1:50)
• Sections
3 sections for each building, plus area sections for vertical distribution, noting materials, roof height, floor to floor dimensions, windows/doors and header height, exterior materials notes, (scale 1:50)
Coordination with Electro-Mechanical design
schematic layout of lighting fixtures with switching, duplex outlets, smoke detectors, telephone and other outlets, location of technical rooms, chillers, fan coils, etc.