Construction Documentation – the fourth stage of your core architectural services
Construction Documentation – otherwise referred to as working drawings – is the step following Design Development/Town Planning stages. If Town Planning is required typically this stage will not commence until the approval is received.
The work of other specialist consultants will be coordinated and integrated into the architectural drawings. These consultants may include the Structural Engineer, Ecological Sustainable Design (ESD) consultant, etc.
The Structural Engineer will prepare their documentation and computations; these will form part of the submission for the Building Permit. A structural engineer is required if any structural work is carried out; for example a new window opening, a deck, the removal of a structural wall etc.
For a residential new build or an extension an Energy Report will need to be carried out by an ESD consultant. This is a requirement of the Building Code of Australia (BCA). Typically the report is carried out at this stage; however, on some project a preliminary report may be carried out at the Design Development Stage.
On more complex or larger residential projects a Mechanical and Electrical Engineer may be appointed; otherwise these will be incorporate as a design element in the building contract.
Drawings will be prepared including plans, elevations and sections, together with other details and schedules to enable statutory approval to construct your project. At the Construction Documentation stage typically a Building Permit is the only statutory approval required for a residential new build, alteration or extension. All projects with structural alterations require a Building Permit.
Upon your approval the required documents will be submitted for your building permit. These documents can be either lodged at the Building Department at the local council or with a consultant Building Surveyor. Typically the latter is used due to the quicker turn around in issuing the permit. A permit cannot be issued until a builder is appointed or the appropriate owner-builder documentation is in place.
Drawings for a building permit are basic drawings; thus further drawings will be prepare, along with specifications and schedules to enable the construction of the project. At this stage a pre-tender estimate of the Cost of Works may be prepared with the Cost Consultant.
We will discuss your preferred method of the building contractor selection – either tendering or a negotiated tender – which will be carried out at the next stage of your project.
Once the above is complete your approval will be obtained for all construction drawings followed by your approval to proceed with the next stage of the Core Architectural Services – the Contractor Selection stage.