Building Design Process

NM Architecture is committed to providing the highest quality of building design, consultation & project management services.

NM Architecture supports you with its wide-ranging knowledge and depth of experience in designing & converting your ideas into reality. We take the time to listen and to understand your ideas, lifestyle needs and goals. We do our best to achieve client satisfaction, efficiency in all aspects of our work, cost-effectiveness and optimum productivity. Regardless of the project type, our client remains our focus and this ultimately results in giving you ‘peace of mind’ and ‘confidence’ throughout the entire process.

The process of creating a building design is intricate, with each project this intricacy deepens as it carries its unique challenges, goals, and expectations.

Every building design process is unique and the number of steps varies depending on the complexity of the project and whether you require luxury or standard, single or multi-unit, apartments, commercial or mixed-use developments.

Phase 1 – Initial Discussion

This is a precursory activity for any project. In this phase, our team gathers all the necessary information for a proposed project, assesses the scope of the development, and explores options for delivering the project.

The scope of work in this phase includes:
– Location of the property
– Type of the proposed development
– Goals, needs and requirements to be fulfilled and achieved
– The budget for the proposed development
– Types of Building & Purposes
– Architectural Style
– Familiarisation with the client’s information provided

Aims: To provide the client with the best solution and professional advice based on all the information collected at this stage.

Phase 2 – Site Investigation & Feasibility Planning

Feasibility planning is preliminary research undertaken in the very early stages of a project and performed so as to ascertain if the client’s idea is achievable or if we need to explore another option.

The scope of work in this phase includes:
– On-site Inspection
– Covenants & Restrictions
– Discussion with the relevant authority
– Basic Property Research (Zones & Schedules, Overlies, Local policies)
– Basic Underground Services Research
– Basic Neighbourhood analysis
– Approvals & Permit requirements

Aims: To determine at an early stage if the client’s ideas and goals are achievable or whether another option needs to be explored.

Phase 3 – Project Analysis and NMA Administration

This stage consists of the provision of information for the design process and expectations, the scope of work chosen by the client, terms & conditions, estimates for of our services, payment options, schedule of payment progress and the engagement letter for the project and invoice.

The scope of work in this phase includes:
– Budget prioritisation and client expectations
– Current and Improved resale value discussion
– Likely approval process and controls
– Master plan staging, timeframe & time planning
– Approximate building cost summary for budgeting
– Fee Proposal and Engagement Agreement & Client Acceptance

Aims: Full transparency of the building design & approvals process and a clear view of the client’s expectations.

Phase 4 – Concept Design & Comprehensive Investigation

This is the fundamental component of every project. Based on all the information collected in this and previous phases, our team will prepare a concept design in order to communicate their idea and allow the client to appraise and assess it. Our goal is to achieve our client’s satisfaction along with efficiency and optimum productivity.

The scope of work in this phase include:
– Existing Buildings & Measurements
– Engagement of Engineers & Consultants
– Architectural Sketches to explain the concept design
– Assessment of authorities’ regulations and requirements
– Architectural style, materials, space functionality
– Presentation of a schematic design to the client for approval

Aims: To create a unique design that both meets the client’s requirements and exceeds the client’s expectations.

Phase 5 – Design Development

Implementation of the client’s requirements and development of the initial sketches to a greater degree of finality, incorporating internal spaces functionality, external elevations and finishing materials etc. The design development is a clear and coordinated description of all design aspects and will very specifically define the development.

The scope of work in this phase includes:
– Developing the approved concept design
– Finalising the functionality of internal spaces
– Meetings with relevant authorities
– Coordination with engaged external consultants
– Preparation of preliminary schedules for external material finishes
– Presentation of developed design drawings to the client for approval

Aims: To resolve, improve and finalise the initial sketches.

Phase 6 – Developer & Council Approvals

If the proposed development requires Council Overlays approvals such as (DDO, SBO, BMO, SLO, LSIO, ESO, HO, etc) or developer’s approval (DA) or any other approval, this is the phase in which our team will develop the relevant comprehensive documentation for submission and support of the applications.

The scope of work in this phase includes:
– Relevant Regulation, Planning Policies, Overlays or Developers Reports
– Relevant supporting Architectural Drawings
– Supporting Engineering and Consultants Reports & Assessments
– Relevant Applications & fees (if required)
– Presentation of produced drawings and documentation to the client for approval

Aims: To demonstrate compliance with relevant regulations and prepare a set of documents for application submission.

Planning assessment and decision-making are often complicated processes and include rules about respecting the character of neighbourhoods, achieving good urban design outcomes, protecting reasonable amenities and enhancing the significance of heritage.

Phase 7 – Planning – Planning Application & Submission

Based on all of the information collected in the previous phases, our team will complete a set of documents, fill in the relevant application forms, provide any required information and pay a stated fee. The next step is the official lodging of an application and then the town planning process begins.

The scope of work in this phase include:
– Selecting the type of permit
– Properly completed application form
– Full payment of appropriate application fee(s)
– Town Planning Relevant Reports
– Documentation for permit purposes

Aims: To present the proposed development to the council and demonstrate compliance with all relevant regulations and policies. regulations and policies.

Phase 8 – Planning – Application Assessment by Council

After the application is submitted, we will receive an acknowledgment letter from the Council’s Planning Department with an application number and the planner allocated to the consideration of the application. As part of the preliminary assessment, the planner will assess the application against all relevant regulations and policies and advise us as to whether more information is required to support the application.

The scope of work in this phase include:
– Relevant approvals from asset owners
– Adjustments to the Development to suit the council’s requirements
– Demonstrating that the development complies with standards, respects site amenities, neighbourhood, streetscape and the local area.
– Supporting Consultants and Engineers Assessments

Aims: To resolve any issue and receive council support for public notification (advertising).

Phase 9 – Planning – Public Notification (Advertising)

Once the Council’s Planning Department receives all the requested documentation, the council will decide whether or not a public notification is required. If the planners are satisfied that the application will not cause material detriment to any person, the application will not be advertised. The Council’s Planning Department will decide whether advertising is required or not, what are the fees and how public notification needs to be given.
The public notification could take the form of:
– Mail notification / On-site signage / Advertisement in the local newspaper
The Council will require a statutory declaration from the applicant as evidence that advertising has been completed. The application won’t be processed further until the advertising has been completed to the Council’s satisfaction and the statutory declaration returned to Council.

Aims: To notify the community of the proposed application and to ask their opinion.

Phase 10 – Planning – Final Assessment (Decision)

The Council’s Planning Department prepares a report describing the proposal, the relevant policies, planning scheme requirements, the assessment process and any objections.

The Decision: If there are a certain number of objections, the application may be decided at a Council Meeting. If the Council decides to grant a permit, and there are objections, the Council can issue a Notice of Decision to Grant a Permit but cannot issue the permit until 21days have passed. This is in order for appeals to be made to VCAT. Providing none have been lodged, after this time, the permit will be issued.

Notice of the Decision: The permit applicant and the objectors will receive a copy of the Notice of Decision to Grant a Permit. The notice will include all the conditions the applicant must comply with and will identify the plans

Granting a Permit: The Council issues a permit, conditions and endorses the plans.

Refusal of Permit: The council may refuse to grant the permit and will issue a Refusal to Grant a Permit notice. The grounds for the refusal will be listed on the notice. The Council provides 60 days from the date that notice of the refusal is given to apply to VCAT for a review of that decision.

Phase 11 – Construction Drawings & Documentation

Once the client is satisfied with the building design and the relevant authorities have issued the relevant approvals, our team will start preparing construction documentation and will work closely with the engaged engineers and consultants to ensure consistency with the architectural drawings, specifications, approvals and client requirements. This phase involves high-end technical knowledge to produce detailed construction drawings and building specifications for the proposed development. The drawings are the graphics component of the construction documentation, where building specifications are written requirements pertaining to materials, equipment, the installation of nominated items and construction systems that outline the quality, building regulations, and standards to be met in the construction process.

This phase is the process of preparing the construction documentation for estimating, building permit submission & approvals as well as producing quality documentation for the construction process.

The scope of work in this phase includes:

– Detailing approved development design
– Coordination and integration of the work of other consultants and engineers
– Preparation of a set of full construction drawings:
a.General Notations, Requirements, Regulations & Standards specific to the project
b.Proposed Site Plan including all external services, required dimensions, and notes
c.Demolition plan
d.Proposed Ground Floor including dimensions and all relevan notations
e.Propoesd Upper Floors including dimensions and all relevan notations
f.Roof Plans including dimensions and all relevan notations
g.Proposed Elevations including external finishing materials
h.Sections – as many as required
i.Custom – as many as required
j.Typical Details – as many as required
k.Windows Schedule
l.External Doors Schedule
m.Electrical Plans
n.External Material Finishes – Schedule
– Preparation of Building Specification
– Preparation of relevant schedules
– Presentation of construction drawings and documentation to the client for final approval
– Preparation of Building Permit application and submission of the documentation collected in this and the previous phases.

Aims: To prepare a full set of detailed construction documentation for tendering purposes (quotation), building permit submission and the construction process of the development

Phase 12 – Interior Design

Interior design is very useful in the process of tendering and in the construction process. This process helps you to easily negotiate with the building companies and it will save you money along the way. Furthermore, it will significantly reduce the stress levels during the quotations and project construction.

We are happy to offer two different Interior design packages to suits any project and budget:

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Option 1 – Standard Interior Design includes:

2D Floor plans and Elevation to Scale 1:50 for all toilets, ensuites, bathrooms, laundries, kitchens and schedules

Important: In this package, all items in the schedules will be listed and nominated TBC (to be confirmed by owner)

Excluded: Selection of colours, fixtures, fittings and all material finishes. In this package, all items will be listed and nominated TBC

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Option 2 – Custom Interior Design includes:

2D Floor plans and Elevation to Scale 1:50 or 1:20

Included: Professionally prepared an interior design for selected areas with items’ schedules, selection of colours, fixtures, fittings and material finishes etc.

Aims: To specify every item included and to avoid, as much as a possible, variations to the building contract during construction. Variations during construction can prove expensive!

Phase 13 – 3D Visualisation

3D Visualisation or Reality Development illustration is very useful for the client to visualise how the proposed development will actually look once built. In this phase we prepare external and internal views of the proposed development to showing how it all fits into the subject property including real build size, material finishes, furniture and landscaping. Also, 3D visualisation includes internal views of the floor plans in 3D to represent the internal layout and functionality of each room and space in the proposed development. It can be done only for the selected areas or the whole development.

We are happy to offer two different 3D Visualisation packages:

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Option 1 – 3D External Views includes:

3D External view (front, rear and side view) including external material finishes, landscaping etc

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Option 2 – 3D Internal Views includes:

3D Floor plans – Internal view from floor layout rooms, furniture, material finishes, external landscaping etc.

3D Interior Design – Internal view of selected room or area, showing furniture, material finishes, colours etc

Aims: To clearly illustrate the design and present the proposed development as closely as possible to its appearance in reality.

Phase 8 – Tendering & Pre-Contract Administration

Tendering is a very important and essential phase of the construction process. It is the phase in which the client and our team nominate building companies to estimate for the project. The client will receive a few quotations from different companies and have the chance to compare prices before choosing the most suitable company to execute the project. Our team negotiates inclusions and reviews the contract before signing.

The scope of work in this phase includes:
– Construction Drawings & Documentation – Tender
– Selection of building companies and Call for tender
– Analysing tenderers and tender negotiations for inclusions and exclusions
– Review of project specifications and Building Contract

Aims: To select the most suitable building company for the proposed development, produce quality results and minimise the chance of any variation during construction.

Phase 15 – Construction Certification – Building Permit

Construction Certification is an approval process by a responsible authority in order to assess whether the proposed development and all documentation provided comply with the relevant standards and building regulatory requirements and regulations. Our team works closely with the building surveyor to ensure that relevant contracts, insurances, certificates, warranties etc. are in place and valid.

Certification process:
– Assessment against building regulatory requirements
– Assessment of Building Contracts and Warranties
– Government Lodgement and Tax Levy Fees
– Issuing of building permit

Aims: To provide all approvals and certification for the construction process to commence.

Phase 10 – Contract Administration & Monitoring Construction Process

In this final phase, the construction documentation has been completed, the construction certification has been provided, a building company has been chosen and the construction process initiated. Typically, after the design process is completed, our team remains to answer questions, give professional consultation, make clarifications and carry out revisions if necessary.

The scope of work in this phase includes:
– Liaison with the selected building company
– Liaison with Engineers & Consultants
– Monitoring progress and site inspections
– Assistance with progress payment
– Assistance in selection of materials, fixtures, fittings & colours
– Assistance with reviewing shop drawings & Client Consultations
– Assistance with modifications and variations
– Co-ordinate all relevant documentation
– Post-Construction – Review for any defects

Contract administration is a service that we offer to ensure that the project is built to high-quality standards and that you have our professional advice and full support on hand during the construction process. Our team evaluates the quality and value of all work completed, reviewing and approving all variations the building company claims to ensure that you are getting value for money. We also provide expertise on the contracts that you and the builder enter into and ensure that you understand your rights under the contract. We streamline the process of construction, provide professional advice and expertise, making your experience as stress-free as possible.

Aims: To ensure the utmost satisfaction of our clients and to protect the interests of the client and the integrity of the design.

The number of steps, phases and inclusions varies depending on the complexity of the project and whether you’re building luxury or standard, a new single home, multi-unit, apartments, commercial, mixed-use developments or simply renovating or extending existing buildings. Also, the phases and the scope of work depends on the package chosen and the fees are payable by the client. The client can modify the package to suit any type of development and meet their budget and expectations.

CONSULTATION & ADVICE

Free of Charge

We are always happy to make a meaningful input in your project by providing real-time professional consultation and advice

We are happy to offer you full service or customised to meet your needs and guide you through to make it an enjoyable experience for you.

Do not hesitate to get in touch with our team or to place your enquiry and we endeavour that we will reply to your enquiry or contact you immediately.

LET’S GET IN TOUCH

Contact details:

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Have a question, enquiries, feedback or require professional consultation and advice, please feel free to reach us via this contact form and our customer care representatives will get back to you very soon.
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