THE PROCESS OF
The following timetable is
a working approximation of how the process of bringing an architecturally designed building
into being can be carried
through. It is not the only way but it is a good guide to the range
of necessary steps that need
to be undertaken to
achieve the desired goal.
First meeting - Potential Clients
and architect assess each other.
Engagement - Contract/letter of agreement, fees, timing, undertakings, scope
An understanding is reached and agreed upon between
the parties about what the architect is required to do,
when and for how much! This becomes the basis for a legally binding contract between the parties.
a contract is subject to the legislation governing the conduct of architects which defines and
enforces the duty of care of the architect as a registered chartered professional.
Site Analysis There are a
range of things that are required to be known about the particular site, the locality and the rules
and regulations of councils, governments and the Environmental agencies pertinent to the given
Aspect, solar penetration
A way of finding out which materials and building process will create the least environmental impact
in the particular site and brief requirements in point.
Existing Material Possibilities
Local Materials/ raw, manufactured, stored
Exposure, weathering, corrosion, damp
Building Procurement Program
An investigation and discussion of the available means of getting a building built, from owner building
formal fixed cost and timing contracted builders.
Contractual form of Program
A working document detailing all the possibilities,
constraints and requirements of the building.
This is the formulation of the “Wish List” and then the constraints on and opportunities for achieving
This becomes the means of clearly stating what the building is supposed to provide in terms of
impact, form and function and appearance.
Client interviews, requirements
Brief negotiation and acceptance
Preliminary Ideas - A range of sketchy ideas and notional design concepts which the
architect discusses with the client to explore
various possible designs.
Sketch Design Ideas
A coherent design concept for the building with a
clear idea of its plan, form, appearance and how it will work
in terms of the requirements of the brief.
Acceptance of the optimal choice
An off the plan costing estimation is essential at this stage to ensure the wild schemes of the
can actually be built for somewhere within the realms of a realistic budget.
This needs to be as accurate as possible to ensure that the project remains on track.
It is accepted that the accuracy of such a costing is +/- 20% or so at this stage.
Later clarification of the design allows this margin of variance to be reduced.
Once the sketch design is accepted by the clients it
needs to be worked up into a building that can be built,
terms of structure, plan and layout and essentially budget.
are common during this development process and the finer details of the planning and appearance
are worked out here.
ongoing cost estimation process is carried out to maintain budget imperatives.
It is important that the developed design is what the clients want from their architect,
but also what Council wants for its municipality.
So, numerous opportunities for comment, amendment and even re-design are given.
Engagement of Consultants, engineer, surveyor, etc
Review of applicable constraints and brief issues
At the end of the process the design is agreed to be
ready for submission to the relevant Authorities for
Acceptance and Drawing Up
Submission to Authorities for Planning
This is often the most trying and strenuous part of the process for the client.
Society has granted Local Councils and planning authorities extensive control over what may be built
any given location. This can be very invasive
for the person trying to create their home.
The proposed scheme is advertised in the papers and letters are sent out to all neighbours,
both owners and tenants, notifying of the proposal and asking for comment and objections.
The process allows for neighbours and the general public (even people not from the area!)
to make objections and comments on the proposed building which the Council are required,
and do, to take into consideration in their deliberation on the proposal.
Once the Planning Officers have had their negotiations on the proposal and whatever changes are agreed
made, the Planning Officer drafts a report which then goes to the elected Council which deliberates upon
to Council are common by both architects and owners and objectors giving weight to their views.
The Council in Council make their decision at the meeting and an official letter is sent out with their
and the decision is made public in the papers.
There are extensive rights of appeal to the Council and then to the Land
once the Council have made their decision
Once the authorities have accepted the design of the building for planning approval a D.A. (Development
is usually granted. The next step requires that the building design
meet the requirements of the various structural,
fire, safety, plumbing and electrical regulations.
An extensive detailed set of drawings is required to be developed and submitted to Council for the
of their building approvals section (as opposed to planning people)
Working Drawings, Specifications, (Model)
Engineer’s Drawings and Certification
Submission to Council for Building Approval
Building approval being granted allows that a series of other minor approvals can be sought.
These approvals are required to be stamped on the building plans which are to be available on the actual
Plumbing and drainage authorities need to be advised and their approval for the works gained.
Electricity authorities need to be advised and their approval for the works gained.
all these approvals are gained and the appropriate fees, charges, taxes, levies, summarial extortions
and outright thieveries are paid, the actual process of building the building can commence forthwith,
that building is not allowed to before all these things are in place and penalties can be
Various Strategies are then available for procuring the
Collation of Documentation
Selection of Tenderers
Calling for Tenders
Recommendation for Selection of Tender
Acceptance of Tender
Selection of Contract
Assessment and checking of Insurances,
Completion of Contract Documentation
Signing of Contracts
In this Scenario the architect acts in a contract management role,
ensuring that the builder and client
both meet their contractual obligations to each
Ie that the building is constructed in the specified manner to the
This usually entails a series of site visits and consultations
with the builder, client
and various subcontractors to optimise the building program and
resolve conflicts and issue instructions.
Programming of Works
Selection of Subcontractors
Appointment of Subcontracts
Supervision of Works
Certification of Progress Submissions
Finalisation of Works
In this case there is no on-site role for the architect as the
Construction Managers take on the much more detailed role
of direct day to day supervision of the construction
works. The architect is consulted only where design
or unclear documentation are encountered.
All Building Procurement Processes result in
Defects Liability Period
A three month period after the practical completion of the works
detected defects may be notified and remedied by the
All outstanding accounts are finalised with the builder and the
The Home Owners Warranty Scheme legally requires that the Builder
Guarantees their work for a period of six years
from the date of Final Completion. An insurance Policy is issued guaranteeing this.
As Constructed Drawings
Operation interviews assessment and evaluations