Process
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We can provide full services from the inception of a project through to construction and hand-over. We work with the New Zealand Institute of Architects Design Stages - summarised below:
Pre Design
The Project is set up. An Agreement between Client and Architect is completed and appropriate information is gathered to enable subsequent stages of the commission to be undertaken.
Process
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Site investigation
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Site survey commissioned
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Council data gathered
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Client meeting
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Fee & agreement formalised
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Reverse brief formatted & issued to client
- Research, sketch ideas
Concept Design
The Client brief is given form and basic functionality as a concept (or concepts) only, generally within the constraints of the territorial authority and regulatory requirements surrounding the Site and Project.
At the end of this stage a Rough Order of Cost can be established by a quantity surveyor.
Process
- Architect will research design strategies in relation to site & constraints
- Architect and Client will meet for presentation of design concept(s)
- Feedback and ideas integrated
- Rough order of costs sought from QS
- Sign off to proceed to stage B3
Preliminary Design
The preferred concept is refined to provide appropriate relationships and sizes of spaces, and include and co-ordinate the input of other consultants, and any refinements to the Client brief that will impact on the form, functionality and cost of the project. At the end of this stage the Project should be clearly defined, a Preliminary Estimate of Cost can be established by a quantity surveyor and a resource consent (if required) may be applied for.
Process
- Architect will research design strategies in relation to site & constraints
- Architect and Client will meet for presentation of design concept(s)
- Feedback and ideas integrated
- Rough order of costs sought from QS
- Sign off to proceed to Developed Design
Developed Design
The Approved Preliminary Design is further developed to provide a set of documents (drawings and outline specification) that identifies and coordinates all of the elements of the building, including structural elements,building services, materials and finishes and net/gross building areas. At the end of this stage an Elemental Estimate of Cost, can be established by a quantity surveyor.
Process
- The Architect co-ordinates and integrates other consultants information -structure etc
- Client and Architect meetings and presentations: General development with a focus on interior design resolution,finishes, fittings etc
- At the finalisation of this stage the client should have been provided with a complete understanding of the building and finishes
- Discussions and strategies regarding construction and contractor requirements
- Sign off to proceed to stage Detailed Design
Detailed Design
The Approved Developed Design is further refined to produce detailed drawings and specifications that will allow a building consent to be applied for, and for the tendering and negotiation of a building contract to be undertaken. At the end of this stage a Pre-tender Estimate of Cost and a schedule of quantities can be established by a quantity surveyor.
Process
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At this point in the project the Architect is working with all other consultants to produce a thorough, concise, detailed and co-ordinated set of drawings and documents such that Building Consent & pricing documents can be submitted
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The Architect will be frequently meeting with the relevant members of the project team towards ensuring that the drawings will represent the design intent as clearly established in Developed Design
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Meetings with Client will reduced in number and will involve discussion of the pricing and construction process
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At finalisation of this stage the Building Consent will be lodged and drawings prepared for pricing
Procurement
Documents are prepared for submission for tender and at the end of this stage negotiations can be entered into to select a Contractor. Contract Documents are prepared for signing by the Client and selected Contractor.
Process
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Earlier discussions and agreement between Client and Architect will have established whether or not a project manager has been engaged for the project and the preferred method of pricing and contractual arrangement.
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Depending on the preferred arrangement pricing may be carried out concurrently with the Building Consent processing phase.
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Negotiations will lead into the selection of a contractor towards agreeing on and entering into the construction process.
Contract Administration
The project is constructed through to a stage of Practical Completion that allows the Client to occupy and use the project. Administration relates to the management of the construction contract. It is undertaken by the Architect or other appointed consultant as detailed in the written construction contract. The role usually includes the general administration services and can also include assessing the Contractor’s payment claims, any extension of time claims and formally issuing practical completion and any defects liability certificate.
The observation of the contract works relates to the monitoring of the construction with respect of the design documents that form part of the contract, (refer Contract Administration stage). Both Administration and Observation may be undertaken by the Architect or by separate consultants depending on the project requirements and scale.
Contract Observation
The observation of the contract works relates to the monitoring of the construction with respect of the design documents that form part of the contract. It is carried out by the Architect and includes site visits, reviewing of Contractor design information to determine if the construction materials and installations are in accordance with the construction documents, specifications and performance criteria as detailed in the services set out below.
The activities of Administration and Observation come together at the Contract completion with the certification of Practical Completion and the defects inspection.
If the Architect is not engaged to carry out this service they will not visit site during the construction period.