Expanding on our Concept Viability Study we offer a full suite architectural design services to bring these concepts into reality.
Concept Design Finalisation
We take the design from the Concept and Viability study and add your feedback to explore the possibilities. We consider the general layout and openings, and their relationship with crucial site-specific features such as natural light and cross-ventilation. Good design is holistic, so we begin to think about materials and finishes too. At this point we will provide you with an independent estimate of the construction costs from a third party such as a quantity surveyor.
Having explored the possibilities, now it’s time to add the necessary details to the concept. We develop the design by incorporating all the small choices that stacked up will mate the space just for you. Options are winnowed down to the choice that best fits the design as a whole. Tensions between elements of design resolved. This stage also accommodated the regulatory requirements to produce a design that can be built. Your design is now ready to submit for development approval.
The development approval process can be tricky. Councils can be inconsistent. Interpretations of the regulations can vary. Often there can be bushfire, flood, or mine subsidence criteria too. Our designs are done with an awareness of the regulatory environment. We talk the same language the town planners and certifiers do which helps when it comes to getting your design through quickly with few the hassle or making changes.
Once your plans are approved, the next step is to prepare the construction documentation. These consist of a full set of drawings including plans, sections, elevations, details, door & window schedules, finish schedules, and written building specifications. These documents are what your builder will use to as their guide during the construction process. At the end of this stage we are ready to apply for a Construction Certificate (CC) and put the project out to tender to find a builder.
Designs and budgets can go out the window if you don’t get the right builder for the job. Even with good builders, some are better at certain kinds of work than others. The builder you get to build a new house might not be ideal for a small renovation, or if they typically work on small alteration and additions they mightn’t be prepared for the extra detail involved in a higher end project.
Because we deal with builders all the time, HACK can help you find a builder who best suits the job, and who will build it to a high standard without unnecessary cost blowouts.
Getting HACK to administer the building can save you time, stress and even money, but most importantly it ensures your design is realised as you intended it. When builders receive drawings they sometimes water the design down to make the building process easier. When we administer a contract, we assess and approve any variations to the design and ensure that builder’s variations are not being created for the sake of improving their profit from the job.
If you are time poor, if the building site is away from your home and work, or if you are daunted by the prospect of dealing with builders, using HACK to administer the contract can save you time and money, but most importantly save you from getting too stressed.