- Site inspection and feature survey,
- Site measure (alts & adds),
- Conceptual design and 3D CAD modelling,
- Working drawings & specifications,
- Construction detailing,
- ResCode siting compliance,
- Electrical and lighting layouts,
- Planning submissions, e.g. Heritage, Wildfire Management Overlay,
- Thermal Performance Assessment & Analysis (Energy Rating),
- Bushfire Attack Level (BAL) assessment.
Design & Documentation Process
1. Brief and Engagement Agreement
A brief may contain a description of your project requirements, a design sketch, photos of styles that you like, site information, etc. We'll review planning requirements, and if required inspect the site. Once we have enough information a detailed fee proposal will be provided. We use a standard BDAV engagement agreement, which clearly states our terms, fees, and the extent of work.
2. Site Inspection and Existing Conditions
This phase is all about gathering relevant site information that will form the basis for design and also help to demonstrate compliance with regulations. A site visit is required to analyse opportunities and constraints that may influence design decisions. A site feature survey is usually required to record levels and other important site information. For alterations and additions it will usually be necessary to measure the existing house and inspect the structure and other building features before preparing any drawings.
3. Concepts & Design Development
Concept sketches form a basis for future design development. Design development may utilise 3D computer modelling for visualisation as well as 2D CAD drawings. To expedite the process, progressive design drawings and 3D images are often shared by email. Material choices are made and window sizes considered. If you already have a sketch, suggestions for improvement may be offered. You may choose to engage an interior designer to assist with internal material selections finishes at this stage, or to do that yourself.
Design considerations may include:
- design for people with limited mobility,
- adaptable spaces,
- bushfire resistant design,
- environmentally sustainable materials,
- passive solar design,
- healthy home design, or
- incorporation of solar panels, on-site waste management, etc.
4. Thermal Performance Assessment
New building work is required by regulation to meet the 6-star energy-efficiency standard. With careful consideration at the design stage this minimum standard can be surpassed to achieve higher levels of occupant comfort and energy-efficiency. Existing houses only need to meet the 6-star standard if significant building work is being carried out, however there is potential to improve the energy-efficiency and thermal comfort of existing homes when renovating. A thermal performance assessment is best done at the design development stage. Thorough analysis enables design decisions that achieve cost-effective thermal performance improvements. An energy rating certificate is provided on completion and final drawings are endorsed for compliance. An energy-efficient house is more comfortable to live in and is cheaper to run.
5. Planning Permit
You may be required to obtain town planning permission for your proposed development. We'll advise you whether this step is required and prepare drawings and submissions for council. We'll assist with lodging submissions, or work with a planning consultant to handle submission to council, depending on the particular project requirements.
6. Working Drawings and Specifications
Once the design is resolved and planning approval obtained (if required) detailed working drawings and specifications can be prepared for building permit and construction. We'll coordinate drawings with work by other consultants when required, (e.g. structural engineer). At the completion of this stage drawings and other documentation required for building permit and construction will be provided in paper and PDF formats.