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Architectural Design, Documentation + Contract Administration
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architectural design services process
The architectural practice provides clients with a holistic architectural design services across the six traditional project stages. The six stages are brief development, schematic design, design development, contract documentation, tender and contract administration of various building classes. Threadgold Architecture is committed to architectural excellence and a high level of professional service. Whether the client’s intent is to traditionally tender the project to a builder short-list, or work with a preferred builder. Strict budgetary control measures are applied across all stages of design to ensure cost effectiveness and budgetary compliance. The practice has demonstrated architectural design services expertise in a wide range of building classes, including:
- upmarket individual homes
- multi-residential developments
- mixed-use developments
- community and medical centres
- retail and office developments
- refurbishments
The practice has had specialist industry training in General Conditions of Contract AS2124-1992, ABIC building contracts and AS1428 for the contract administration of building projects and reduction in legal liability in accord with the Disability Discrimination Act 1992.
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architectural design – brief development
To start the architectural design services , the practice formulates a written brief which is a summary of all client information. The brief includes proposed building size, survey information, site analysis, relationship diagrams, local planning scheme and policies. The brief also covers micro/macro climatic considerations, client objectives and spatial needs, material palette and budgets, architectural aspirations et al.
Analysis and interpretation of detailed discussions and interviews of clients/occupants inform the team to assist in the preparation of a concept plan. The concept plan evolves through periodic meetings and open design reviews.
Schematic Design
When client approval is obtained on the eventual concept plan, the drawings are worked up through a rigorous process to develop a schematic design which includes dimensioned plans and elevations that are suitable for obtaining a development approval by the local government. During this stage, legislative issues to be considered include property zoning and proposed building use, boundary setbacks and height restrictions, plot ratio, overshadowing of adjoining properties, car parking (including access and egress), building servicing locations, energy efficiency and any heritage matters. All relevant planning and building legislation is considered at this stage, which includes; local planning scheme and planning policies, National Construction Code (NCC) and referenced Australian Standards et al.
Threadgold Architecture submits the schematic design and manages all planning officer queries, throughout the advertising period and whether the proposed building is approved at Council level or under delegated authority at planning officer level.
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Design Development
Generally, design development is commenced concurrently with the development approval of the schematic design where analysis and interpretation of schematic design against the brief occurs prior to obtaining sub consultant fee proposals.
The geotechnical report and ground conditions are factored into the architectural design services as well as building services. The stage includes allowing floor area and ceiling space for telephone, internet, television, power, water and sewerage services. During this stage, suitable construction materials and construction techniques are analyzed as well cost analysis. Thorough consideration of BAL reporting/fire services, access and egress of occupants and vehicles from the site is thoroughly investigated. Design development involves a thorough assessment against the NCC.
During this stage, collation, co-ordination and integration of all the investigative structural and building services information is included prior to contract documentation.
Contract Documentation
Architectural design services include contract documentation when all the relevant sub consultants fees have been obtained and client approved. The client engages the sub-consultants to draw and document plans, elevations, sections, schedules, specifications and details of the schematic design. The final set of architectural drawings are coordinated with the project specification and sub-consultant drawings, to obtain a building permit and to call for tender prices from building contractors. Following the successful tender process, this contract documentation is then issued for construction and construction can begin on-site. The contract documentation is accurate, dimensioned, thorough and comprehensive to ensure all tenders cost the same scope. The sub-consultants can include: structural, electrical, mechanical, hydraulic, acoustic, energy efficiency and building surveying.
To expedite the building procurement, Threadgold Architecture typically applies for a building permit with the local government authority prior to calling tenders – this ensures the client/developer has reduced holding costs for the proposed site (e.g. bank interest). The successful tenderer can collect the pre-approved building permit and pay the associated fees to the local government authority prior to the building contractor taking possession of site.
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architectural design services tender
The traditional method of building procurement by tender is a tried and true method for obtaining client value for money. A suitable building contract should be selected (e.g. ABIC or AS2124-1992) prior to issuing tender documents. The successful tenderer should understand the scope of its legal obligations during the building works (e.g. liquidated damages). Both the ABIC and AS2124-1992 provide for an architect to administer the contract as agent.
The tenderers are given a pre-determined amount of time to assess and cost the contract documentation and depending on the size and complexity of a project; the timeframe of three to four weeks would be considered a reasonable amount of time for a building contractor to calculate a cost for the proposed building. Tenders can be publicly advertised or pre-selected; Building Management and Works continues to tender all state government building projects which illustrates the success of the tender process in achieving cost effective building solutions. Threadgold Architecture advise the successful tenderer in writing of the client’s acceptance. The Superintendent Architect completes contract, with any addenda issued during the tender period for signing by the client and builder.
Contract Administration
Throughout the construction period, Threadgold Architecture is identified as Architect/Superintendent within the building contract to act as the client/principal’s agent to administer and certify payments, inspect building workmanship, issue Architect/Superintendent instructions, approve variations and other relevant actions nominated within the building contract.
We conduct regular site inspections and meetings throughout the construction program until practical completion is reached by the building contractor. At practical completion, inspection of the building works identifies any sub-standard workmanship which requires rectification, or fixtures and fittings that are faulty and require replacement. We complete a comprehensive and detailed defects list of items to be rectified by the building contractor during the defects liability period. This period is generally a twelve month period until a final inspection and final certificate is issued by the Architect/Superintendent.
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