Design Sequence
Our Scope of Works For Design Documentation Covers: - New Homes & Extensions, Specialty Homes, Commercial & Industrial Buildings, Villa Units & Community Title Developments, Calling Tenders, Contract Administration, Town Planning, and Confering with Building Consultants.
The design sequence can be broken up into five (5) stages as listed below. The minimum contract is for the first three stages (Stage 1, 2 & 3 as shown). However Glen is licensed to provide you with the final two contract administration stages if you require (Stages 4 & 5).
PROJECT DESIGN AND INTENT DRAWINGS
1) Initial Stage
Place Designs begins with a client meeting to establish the client's brief and contract arrangements.
2) Design Stage
A site visit and extensive analysis of the site is carried out for environmental factors such as: topography, environment, orientation, wind direction, access and drainage to name a few.
Various Searches are carried out to establish: - Wind Category, Sewer Lines, Storm Water, Power, Telephones, etc. Copies of Registered Survey Plan, Title Search, Site Levels or Contours and Soil Investigation reports are obtained. The project is checked to ensure it meets Town Planning policies.
Clients are provided with preliminary schematic concept designs. The concept designs are altered up to two times before a variation is incurred and the client is satisfied.
3) Intent Drawing Stage
Glen works with your consultants to provide final intent (working) drawings for tender purposes, building approval and construction.
Place Designs can also complete the engineering drawings under the engineer's supervision and certification. This reduces structural engineering time costs and ensures accurate and intended design continuity.
Place Designs is well known and respected in the building industry and displays great aptitude and ability in their designs. They exhibit great care and attention to detail in the design documentation that satisfies all users of their work.
The intent (working) drawings are the end product of the thought and practicality that goes into your project. A typical set of our working drawings consist of 20 to 25 A3 drawing sheets and are as follows:
- Cover Sheet:- Showing the project title, schedule of drawings and consultants.
- Specification Sheets:- Covering general requirements for the project.
- Site Plan:- Includes site and roof water drainage, setout plan, spot levels or contours as required.
- Floor Plan:- Showing the layout of building and dimensions
- Elevations:- Showing a view of each side of the home.
- Cross Section:- At least one section is provided. However, in some complex projects up to 8 sections have been provided for clarity.
- Slab and Footing Plan:- Showing the engineered footing layout, step downs, reinforcement and concrete strength, etc. all to satisfy BSA subsidence policy.
- Bracing Plan:- Showing the requirement to resist the wind loads, bracing amount, location and type, including tie-down.
- Footing Details:- Engineered footing details to suit the soil profile and building type all to satisfy BSA subsidence policy.
- Termite Protection:- Details showing methods for protecting the home from termites.
- Wall Construction Details:- Showing the construction methods and material sizes, stress grades, species, durability, etc.
- Roof Connection Details:- Approved tie-down methods for the project with the tie-down values.
- Bracing Details:- Selected bracing materials and fixing requirements.
- Indicative Schematic House Drainage Layout Plan:- Typical schematic discharge pipe and house drainage layout to suit the project.
- House Electrical Plan:- Blank plan for design by the client.
- Floor Covering Plan:- Blank plan for design by the client.
- Engineering Certification:- Certification for footing and slab design and overview of engineering portion of working drawings.
- Registered Survey Plan:- Copy of registration plan for the site.
- Soil Investigation Report:- Copy of soil investigation report from an approved soil tester.
- Roof Framing Details:- Supplied by selected truss manufacturer or framing details as applicable.
CONTRACT ADMINISTRATION
4) Tender Stage
On completion of the intent (working) drawings suitable builders are selected and tenders called. Selected Tenderers, about 3 or 4 builders, are invited to tender.
Tenders are assessed to ensure they are conforming tenders and a principal contractor selected to complete the project. A contract is then entered into with the selected principal contractor. The contractor proceeds to obtain building approval through a private certifier. The private certifier should be of your choice. On obtaining approval, building work may commence on site.
For commercial work it is prudent to engage the certifier at the preliminary design stage so he/she becomes part of the design team.
5) Contract Stage
During the construction stage Glen can help you in providing an additional service by carrying out contract administration for you. This service may provide you with additional peace of mind during this sometimes emotional and stressful time.
Please contact us to arrange for your free initial consultation.
