After contacting Concept Design Group and arranging a meeting time, we will meet with you either here in our office or onsite to discuss your design requirements.
It is important that you have carried out your own research and prepared some sort of a design brief at this stage, either in sketch form or written, this will save time and money.
In the case of extensions or renovations, we may measure the existing building at this consultation, or arrange another time for this to be carried out.
Depending on the costs incurred at this stage (travel or sourcing information etc), we will advise you if a deposit will be required to cover any fees or charges. The stage 1 deposit covers both your initial consultations, any travel expenses, the preliminary design and the administration required to this point.
It is also important that you have some idea of your construction budget at this point, as we can guide you as to whether the budget you have is realistic for the project proposal.
B. Design Brief
A thorough and articulate design brief is a critical part of the design process. It helps develop trust and understanding between the client and designer - and serves as an essential point of reference for both parties. Above all, the design brief ensures that important design issues are considered and questioned beforethe designer starts work. This will save both time and money spent on changes further into the drawing process.
The design brief needs to be completed and provided to your before design work can commence.
C. Initial Design Sketch
After we sit down and run through a design brief with you and understand your design needs, wants and requirements, we use this information to come up with a design to suit you specifically, alternatively you may already have a design you can provide us with.
In the case of an extension this includes the initial site measure if not already done at the initial consultation.
Once this preliminary design/sketch is complete we will arrange for another consultation to show you our design ideas/sketch for comment.
Stage 2 - Design and Planning
A. Fee Estimate for Stage 2
Once your initial design sketch has been completed, Concept Design Group will provide you with a Fee Estimate for stage 2.
Please note: The design development stage is charged at an hourly rate.
The length of time that a project remains in design development will depend on the complexity of the project and the client’s requirements.
Once the Fee Estimate has been accepted, we can then proceed with a more detailed Computer Aided Design Sketch for Design Development and client approval.
B. Design and Development
Design Development is the process of working with you as our client to make changes and discuss ideas to develop the initial design. In this stage you can have as many consultations as required to get the design exactly as you want it.
If the changes required are something we have missed from the initial brief, this will not be charged.
C. CAD Sketch
If not already done, we will now progress to the CAD stage (computer Aided Design). This will still only be a sketch, which will include a floor plan and elevations as required.
These sketches on CAD are easily manipulated for the purpose of amending and fine tuning as you require. They will eventually go onto become the basis for your final working (building) drawings.
If a dedicated planning application is required by council, it is at this stage we would prepare the required documents. This is not normally required for residential applications unless it is for unit developments, or anything outside the local development plan regarding boundary setbacks, intense site development, large sheds/garages etc. Residential development in a heritage sensitive area or state heritage listed buildings may also trigger a planning application to go before council. If a planning application is required we will talk you through the process at the time.
Optional – 3D Imaging
This is an optional extra that gives you a 3D perspective of your proposed project.
Please refer to our 3D Imaging information package.
Stage 3 – Construction Drawings and Approval
A. Fee Estimate for Stage 3 including Third Party Fees
At the completion and approval of your CAD Sketch, we will provide you with an invoice for work completed to date.
Along with the invoice you will also receive a fee offer to prepare Preliminary Working Drawings, third party fees including energy assessment and Council fees, finalisation of Working Drawings and preparation of council application and required documentation.
B. Required Information
As we are getting closer to having the design assessed for energy ratings, we will require some basic information from you on your design finishes etc.
At the initial consultation stage you should have a received a New Client Pack that contained a ‘Required Information’ form. This form needs to be provided to us before we can prepare Preliminary Drawings to lodge for Energy Assessments etc.
C. Soil Test/Septic Report
Once you are sure of the project progressing, we begin engaging other parties that will be required along the way. These may include engineers, surveyors, interior designers, landscape advisors, fire authorities etc. With commercial projects this may also include acoustic engineers, civil engineers, steel detailers etc.
We may only require these parties for advice in the early stages, however if we are sure of their involvement we are better off getting this arranged early.
The most common service required at this stage is a structural engineer for soil tests. This is required for both structural and effluent design in the case of septic tanks being required.
They are two separate soil tests. We also advise the engineer at this stage if there is any possible structural design required later in the project.
To engage the Engineer we will need to provide them with a location plan, this should show both the proposed building works and Septic location if applicable. This information will be required from you.
D. Preliminary Working Drawings
Working Drawings are required for obtaining building approval with council. They are also the documents used for obtaining quotes and for the builder to order materials and construct the building.
Before completing the working drawings, we work them up to a stage where we can assess what engineering may be required, arrange for energy assessment to be completed and truss and wall frame layouts to be designed. If there are any recommendations from third parties, it is easier to make any adjustments now prior to completing the working drawings. This also allows you to have a look at how the construction goes together and make any final adjustments to the design/construction details.
This is the time we advise you to liaise with builders for estimates if you are working to a budget, so that you can make us aware of any final changes before proceeding.
E. Engaging Third Parties
If not done so before this stage, we now engage any third parties that may be required for the project by sending them the preliminary working drawings. We may also meet with them to discuss requirements. We generally will be required to sign agreement forms for these services, so we insist on payment of deposits requested earlier before signing off on their services.
To give you an idea of time frames, once third parties are engaged, we would usually allow approx 4-6 weeks before we can prepare the final application for Building Rules Consent.
F. Final Working Drawings
Now we have all other information from engineers, energy assessors, truss and wall frame manufacturers etc, we can complete the working drawings including any recommendations from these consultants.
We can now issue these documents to builders for pricing, along with your completed building schedule (if required). Alternatively you may choose to gain building approval prior to issuing to builders; this however can in some cases be a little difficult as some builder’s information is required on the application form to council.
A building schedule is a document that specifies finishes, materials and fittings for the project. This may not be as necessary for owner builders as you can make these selections as you go, however if you are issuing the documents to one or more builders, they need to know what your selections and preferences are to allow consistent pricing. We recommend you don’t leave the completion of the building schedule too late in the process as this can sometimes prove to be quite time consuming. We can offer assistance with the completion of this document if required.
G. Prepare Building Application
With working drawings and building specification and schedule complete, and all third party documents received, we can now complete the building application for the relevant council or private building certifier. Below is a summary of all documents required to complete the application;
> Development Application Form
> CITB Form (Required for projects over $15,000.00)
> Sets of Planning/Working Drawings
> Specifications if required – we can provide these for $15.00 + GST each
> Soil Report from Engineer
> Engineering structural design - if required
> Glazing Certificates
> Septic Tank App if required (Including additional Engineering report showing site suitability)
> Energy Rating Assessment
> Bushfire Attack Level assessment
> Roof truss details
> Builder’s details and Builders License No.
> Builders Indemnity Insurance Certificate
> Cost of the Development
> Electrical Declaration Form
> Certificate of Title
H. Payment of Fees
You will now receive an account including work completed to date, Third party fees, Council/Certifier Fees, CITB fees, along with a set of your final Working Drawings.
Once payment is received we can proceed with lodgment to Council/Certifier as required for Building Rules Consent.
Note: Councils will not begin assessment and some may not even accept the application without prior payment of any lodgment fees. Therefore to ensure minimal hold ups to your project, your prompt payment of any outstanding accounts is required.
I. Council Lodgement
Once Payment has been received, we will then send all required documentation to council as required for Building Rules Consent, and payment of all required third parties will be made.
You then wait for Council approval to be sent to you in the mail, this may take up to 4 weeks if there are no hold ups.
Optional – 3D Imaging
This is an optional extra that gives you a 3D perspective of your proposed project.