Our Process

Preliminary
Accordion-close

Preliminary

After making your initial contact with our office, we will collect your client information including a project overview and conduct preliminary investigations of the site to establish the permit requirements.  We will then make contact with you to arrange a meeting to discuss these findings.

Initial Meeting
Accordion-close

Initial Meeting

This is an obligation free initial meeting to discuss the proposed project brief.  During this meeting, we will touch base on the general design brief, budget, style and discuss with the you our findings in regards to the permit requirements.  We will run through our process and the services we offer with specific respect to your proposal.

Fee Proposal
Accordion-close

Fee Proposal

We will prepare your detailed fee proposal based on the design brief meeting and specific permit requirements. On acceptance, we will send you our Project Commencement Payment (PCP) invoice along with a Provision of Service agreement.  Once these items have been actioned, we will schedule your proposal for commencement.

Pre-Design
Accordion-close

Pre-Design

In this stage we like to understand the site and establish a design direction. Once we have the site feature and levels survey, we will conduct a site analysis with all of the information we have gathered from our site administration and put this on paper. This identifies any site constraints in regards to zoning, schedules, overlays, adjoining properties, significant trees as well as any information in the ground such as pipes, easements and any other services which need to be considered.  This is a very important part of the pre-design stage.

Once we have this documented, its time for a full detailed design brief meeting where you can communicate your ideas and wishlist.  We invite clients to provide imagery to illustrate their vision. Pre-design will also involve a site visit to conduct a site measure of the existing dwelling (if required) and assess the sites’ conditions, constraints and potential opportunities for your proposal.

Concept Design
Accordion-close

Concept Design

Armed with all the relevant information gathered during pre-design, our design team now gets to work.  They discuss the brief that has been presented and collaboratively explore architectural ideas and spatial planning.  This is established through rough sketches and schematic models.  From these initial ideas and sketches, we will work together with you to finalise the design. In this stage it may be required for us to engage with professional consultants such as; town planners, arborists, engineers or heritage advisors etc. which would be discussed with you through our design process.

Design Development
Accordion-close

Design Development

Following on from Concept Design signed off, we will further refine and prepare the design ready for feedback from specialty consultants (when required).  This stage will result in detailing elements of the design to further explain the intent with an emphasis on colour and material selections and specifc areas of architectural interest.

Depending on Permit Registration
Accordion-close

Building Surveyor

When a full Town Planning permit is not required, we engage with our buiding surveyor during or just after we have completed our concept design stage.  This is to ensure that the process from concept to building permit runs smoothly.  The building surveyor will carry out a preliminary compliance check which may identify any items over and above what we have identified from our concept design.  The building regulations are constantly changing so to have our building surveyor appointed early in the process can save time and costs later down the track.

Accordion-close

Planning Application Management

The Town Planning submission / application involves statutory authority requirements.  Once we have completed our concept design, the plans will be developed to form part of the town planning application.  In some cases, we may decide to carry out a preapplication meeting with council prior to moving on with our full Town Planning documents.  These documents typically include:  Floor plans, detailed Elevations, shadow diagrams and analysis, photographs, materials and colours schedules and liasing with any specialty consultants. This document will also be accompanied by a full Town Planning report to address Clause 54 or 55 of the Planning Scheme.  The lodgement of the application and application management throughout will be handled by SKETCH or the Planning consultant engaged.

Accordion-close

Report and Consent / Dispensation

When your proposal does not require a Town Planning permit, but does contain areas of non-compliance with relation to the building regulations that you wish to contest.  We can apply for a Report and Consent / Dispensation application to council.  This process requires our office to prepare a written statement for each regulatuion and in some cases provide further drawing documentation to support our reasoning for the dipsensation being saught.  There can often be more than one dispensation to ensure the best outcome for your design.

Please note:  This would be an unknown at the point of quoting the project so in the event this is the path we take, there would be additional fees for this service.

Accordion-close

Responding to Council

Throughout the Town Planning stage, council will review the application and provide intial comments/concerns.  This is commonly known as an RFI.  This can be an unknown entity as we are unsure what, if any concerns council may have.  Our approach is to review the RFI and respond either with changes to the design or a written statement.  Once we have addressed any concerns and gained councils initial support, the application will go to advertising.  This is where the project will be advertised for a period of 14 days.  When the proposal has been granted a permit, we then need to respond to any conditions outlined within the permit.  Our Planning team will advise what is needed to obtian endorsed plans and arrange any consutlants as outlined in the permit and ammend the drawings if required.

Preliminary Working Drawings
Accordion-close

Preliminary Working Drawings

Now that we have our Town Planning permit or concept design approved, we will commence the working drawing stage.  This will involve our construction team taking the design into a more detailed phase.  They will prepare the documents for distribution to subconsultants such as engineers and start preparations on preliminary energy rating reports.

Interior Design Services
Accordion-close

Interior Design Services

Should you wish to have SKETCH provide an Interior Design service, we need to start this stage in conjunction with the preliminary working drawings.  Interior decisions and design can affect the construction drawings and details so we need this to be performed in conjuction with each other.  We can provide a full interiors specification to accompany the drawing documentation.  The level of documentation required will be discussed on a project by project basis.

Final Working Drawings
Accordion-close

Final Working Drawings

The construction documentation stage takes the preliminary working drawings through to full detailed working drawings.  This includes all the architectural drawings which the Building Surveyor requires to issue the building permit as well as providing detailed drawings for the builder and trades to use on site to ensure the design intent is carried out appropriately.  This stage will also involve close collaboration with our consultants to ensure everything comes together ready for the building permit application.

Builder Procurement
Accordion-close

Builder Procurement

When we have the bulk of the drawings completed, it is now the time to engage with builders prior to all of the documents being finalized.  This will provide a solid basis to establish a realistic idea on costs as majority of the components are completedIf you wish, we can offer builder recommendation and procurement based on the type of proposal, location and desired construction commencement date.  

All builder’s we invite to tender on our projects are screened and come highly recommended.  They run successful, ethical business models and we have full confidence they will deliver your project successfully.

Building Permit
Accordion-close

Building Permit

Once we have finalised our drawings, its now time for us to do the paper work and get all of the documentation we have gathered throughout the process over to the building surveyor.  This requires careful coordination to ensure everything is submitted. The building surveyor will review the application package and provide a building permit checklist. SKETCH will attend to all items outlined on the checklist which are relevant to the architectural documentation and sub-consultants.  We will also guide you through any other items that need to be attended.

Final Handover Pack
Accordion-close

Final Handover Pack

Now that we have attended to the building permit and arranged the approval on your behalf, we have completed our scope of works for the building permit.  On receipt of final payments, we will prepare a final handover pack with all of the documentation in a personalized folder and USB so you have hard and soft copies of everything on file for whenever you require.

Commence Construction
Accordion-close

Commence Construction

After the tendering process is completed and you have selected your preferred building contractor, the construction phase of the project is ready to commence.

Accordion-close

Site Inspections — Post Permit Services

For piece of mind, SKETCH can provide any post permit services you wish on an optional basis.  This includes tender review and management as well as site supervision and project management.  One of our highly experienced Directors’ is available to oversee the construction of your project.  This is highly recommended during critical phases of the build.  It ensures that the builder and trades are executing the design intent accordingly and to the highest standard.

Accordion-close

Stay Connected

If you don’t required any post permit services, we would love to stay connected.  Please feel free to keep us up to date on the progress of your project and if it can be facilitated, a site visit is awlays great to see how things are coming along.  We enjoy seeing our ideas and creative thoughts come to life.

Preliminary

After making your initial contact with our office, we will collect your client information including a project overview and conduct preliminary investigations of the site to establish the permit requirements.  We will then make contact with you to arrange a meeting to discuss these findings.

Initial Meeting

This is an obligation free initial meeting to discuss the proposed project brief.  During this meeting, we will touch base on the general design brief, budget, style and discuss with the you our findings in regards to the permit requirements.  We will run through our process and the services we offer with specific respect to your proposal.

Fee Proposal

We will prepare your detailed fee proposal based on the design brief meeting and specific permit requirements. On acceptance, we will send you our Project Commencement Payment (PCP) invoice along with a Provision of Service agreement.  Once these items have been actioned, we will schedule your proposal for commencement.

Pre-Design

In this stage we like to understand the site and establish a design direction. Once we have the site feature and levels survey, we will conduct a site analysis with all of the information we have gathered from our site administration and put this on paper. This identifies any site constraints in regards to zoning, schedules, overlays, adjoining properties, significant trees as well as any information in the ground such as pipes, easements and any other services which need to be considered.  This is a very important part of the pre-design stage.

Once we have this documented, its time for a full detailed design brief meeting where you can communicate your ideas and wishlist.  We invite clients to provide imagery to illustrate their vision. Pre-design will also involve a site visit to conduct a site measure of the existing dwelling (if required) and assess the sites’ conditions, constraints and potential opportunities for your proposal.

Concept Design

Armed with all the relevant information gathered during pre-design, our design team now gets to work.  They discuss the brief that has been presented and collaboratively explore architectural ideas and spatial planning.  This is established through rough sketches and schematic models.  From these initial ideas and sketches, we will work together with you to finalise the design. In this stage it may be required for us to engage with professional consultants such as; town planners, arborists, engineers or heritage advisors etc. which would be discussed with you through our design process.

Design Development

Following on from Concept Design signed off, we will further refine and prepare the design ready for feedback from specialty consultants (when required).  This stage will result in detailing elements of the design to further explain the intent with an emphasis on colour and material selections and specifc areas of architectural interest.

Building Surveyor

When a full Town Planning permit is not required, we engage with our buiding surveyor during or just after we have completed our concept design stage.  This is to ensure that the process from concept to building permit runs smoothly.  The building surveyor will carry out a preliminary compliance check which may identify any items over and above what we have identified from our concept design.  The building regulations are constantly changing so to have our building surveyor appointed early in the process can save time and costs later down the track.

Planning Application Management

The Town Planning submission / application involves statutory authority requirements.  Once we have completed our concept design, the plans will be developed to form part of the town planning application.  In some cases, we may decide to carry out a preapplication meeting with council prior to moving on with our full Town Planning documents.  These documents typically include:  Floor plans, detailed Elevations, shadow diagrams and analysis, photographs, materials and colours schedules and liasing with any specialty consultants. This document will also be accompanied by a full Town Planning report to address Clause 54 or 55 of the Planning Scheme.  The lodgement of the application and application management throughout will be handled by SKETCH or the Planning consultant engaged.

Report and Consent / Dispensation

When your proposal does not require a Town Planning permit, but does contain areas of non-compliance with relation to the building regulations that you wish to contest.  We can apply for a Report and Consent / Dispensation application to council.  This process requires our office to prepare a written statement for each regulatuion and in some cases provide further drawing documentation to support our reasoning for the dipsensation being saught.  There can often be more than one dispensation to ensure the best outcome for your design.

Please note:  This would be an unknown at the point of quoting the project so in the event this is the path we take, there would be additional fees for this service.

Responding to Council

Throughout the Town Planning stage, council will review the application and provide intial comments/concerns.  This is commonly known as an RFI.  This can be an unknown entity as we are unsure what, if any concerns council may have.  Our approach is to review the RFI and respond either with changes to the design or a written statement.  Once we have addressed any concerns and gained councils initial support, the application will go to advertising.  This is where the project will be advertised for a period of 14 days.  When the proposal has been granted a permit, we then need to respond to any conditions outlined within the permit.  Our Planning team will advise what is needed to obtian endorsed plans and arrange any consutlants as outlined in the permit and ammend the drawings if required.

Preliminary Working Drawings

Now that we have our Town Planning permit or concept design approved, we will commence the working drawing stage.  This will involve our construction team taking the design into a more detailed phase.  They will prepare the documents for distribution to subconsultants such as engineers and start preparations on preliminary energy rating reports.

Interior Design Services

Should you wish to have SKETCH provide an Interior Design service, we need to start this stage in conjunction with the preliminary working drawings.  Interior decisions and design can affect the construction drawings and details so we need this to be performed in conjuction with each other.  We can provide a full interiors specification to accompany the drawing documentation.  The level of documentation required will be discussed on a project by project basis.

Final Working Drawings

The construction documentation stage takes the preliminary working drawings through to full detailed working drawings.  This includes all the architectural drawings which the Building Surveyor requires to issue the building permit as well as providing detailed drawings for the builder and trades to use on site to ensure the design intent is carried out appropriately.  This stage will also involve close collaboration with our consultants to ensure everything comes together ready for the building permit application.

Builder Procurement

When we have the bulk of the drawings completed, it is now the time to engage with builders prior to all of the documents being finalized.  This will provide a solid basis to establish a realistic idea on costs as majority of the components are completedIf you wish, we can offer builder recommendation and procurement based on the type of proposal, location and desired construction commencement date.  

All builder’s we invite to tender on our projects are screened and come highly recommended.  They run successful, ethical business models and we have full confidence they will deliver your project successfully.

Building Permit

Once we have finalised our drawings, its now time for us to do the paper work and get all of the documentation we have gathered throughout the process over to the building surveyor.  This requires careful coordination to ensure everything is submitted. The building surveyor will review the application package and provide a building permit checklist. SKETCH will attend to all items outlined on the checklist which are relevant to the architectural documentation and sub-consultants.  We will also guide you through any other items that need to be attended.

Final Handover Pack

Now that we have attended to the building permit and arranged the approval on your behalf, we have completed our scope of works for the building permit.  On receipt of final payments, we will prepare a final handover pack with all of the documentation in a personalized folder and USB so you have hard and soft copies of everything on file for whenever you require.

Commence Construction

After the tendering process is completed and you have selected your preferred building contractor, the construction phase of the project is ready to commence.

Site Inspections — Post Permit Services

For piece of mind, SKETCH can provide any post permit services you wish on an optional basis.  This includes tender review and management as well as site supervision and project management.  One of our highly experienced Directors’ is available to oversee the construction of your project.  This is highly recommended during critical phases of the build.  It ensures that the builder and trades are executing the design intent accordingly and to the highest standard.

Stay Connected

If you don’t required any post permit services, we would love to stay connected.  Please feel free to keep us up to date on the progress of your project and if it can be facilitated, a site visit is awlays great to see how things are coming along.  We enjoy seeing our ideas and creative thoughts come to life.