Building Design
Every project and every client is different and we are flexible with the approach to the design process.
Below is an outline of the typical design process and drawing stages.
Below is an outline of the typical design process and drawing stages.
A. Initial concept design
For the initial design concept we will complete a site analysis and conceptual layout drawing for the site at scale, identifying the main elements such as the driveway, pool and home and how they could be located to make the most of the site. Along with this we design an initial floor plan and elevations of 3D views.
B. Sketch Design Stage
We're taking on board your comments on the concept design and we refine the layout to design your dream home, optimizing room sizes and the flow of spaces to best suit the way you live.
C. Design development / costing stage
Working with yourselves and your builder to take on board any alterations to the sketch design that may be required to meet your budget, the plans, elevations and sections are more fully developed and made ready for the engineers. Discussions regarding interior materials and finishes are developed into a preliminary Schedule of Finishes. Initial information provided by the engineer is incorporated into the drawings.
Any setback dispensation applications or the like required from Council would be undertaken at this stage.
The drawings and documents to be issued in this stage include:
Any setback dispensation applications or the like required from Council would be undertaken at this stage.
The drawings and documents to be issued in this stage include:
- Drawings incorporating structural engineers' initial design information if this is available;
- Preliminary Finishes Schedule. This identifies for example the types of flooring and extent - timber / stone / tile / concrete, ceiling finishes - T & G timber lining, plasterboard, external wall finishes such as render/ weatherboard, etc, and is important as a means of obtaining an accurate project budget;
- Kitchen plan and elevations;
- Bathroom plans and elevations;
- Window and Door Schedule.
D. Construction drawings
- Site Plan, Floor Plan, Roof Plan, Elevations and Sections as developed in the earlier stages are expanded with construction notes, general notes, dimensions, set outs, etc, and incorporating information from the structural engineer;
- Detailed interior floor plans and elevations of the kitchen, all bathrooms, laundry, main living areas and other areas with built in joinery or features that require specific detail. These will show joinery, floor and wall finishes, how interior features are to be constructed and finished (eg. built in air-conditioning grilles, etc.);
- Schedule of finishes, fixtures and fittings
This schedule lists all the finishes such as render type, internal and external paint specification and colours, timber species and stain finishes, joinery materials and finishes, flooring, etc. Fixtures and fittings include sanitaryware and tapware, handles, door hardware, kitchen fittings and appliances, wardrobe systems, etc. and include pictures for easy reference; - Reflected ceiling plan, Lighting & Electrical Plans
This is often a neglected area that gets done on the fly on site, but in this day and age where we live with so many appliances and gadgets it really deserves due consideration in conjunction with the interior elevations. Outside of some extra drawing time, it costs no more to have conveniently located outlets than it does to have them in just the wrong place for your furniture. It is much less expensive to move it on paper than once it is built! Similarly, we like to work closely with the builder and air-conditioning sub-contractor to give early consideration to the location of air-conditioning condensers and FCU’s so they can be concealed out of sight and hearing, rather than ending up stuck on the wall or in a garden bed right next to your outdoor living area, as seems to happen so often. This may mean longer or more awkward routes for the installers, but the end result is far more aesthetically pleasing.