The process for delivering your building project
The process of designing and constructing a building is a complex one. By working with us you have the confidence of working with an Architect that has over two decades of experience in delivering small and large projects.
Prior to commencing the project, we will sit down with you to understand the details of your project, document your design brief, and learn your project budget, and desired time frames. We then will discuss the scope of services that you will need from us and other expert consultants.
After the meeting, we will prepare our fee proposal as part of our Client Architect Agreement and seek the required fee proposals from other expert consultants that are needed for the project. This can include, but is not limited to Land Surveyor, Structural Engineer, Energy Efficiency Consultant, Building Certifier, Landscape Architect and Town Planner. Once all the fees have been received will issue to you for your approval of the consultant fees and approval to proceed.
Once the fee agreements are signed, we will advise the consultants that the project is proceeding on your behalf and then will commence the design phase of the project.
At the commencement of the design phase Skewed and the consultant team will conduct a site investigation, including local planning requirements, a detail survey, and a geotechnical investigation, so the team can commence the concept design work.
If the project involves existing buildings, the team will also undertake measurements and virtually model the existing conditions. This is so that once the design process begins the team have accurate details of the existing assets that will be impacted by the proposed project.
The focus of this phase is the arrangement of internal and external spaces, together with their dimensional size in plan and height. The design is presented to you in the form of plans, elevations, and sections in our early discussions to confirm the preliminary design.
As we progress the concept design, we create a virtual model of the project, and we bring our VR headset to each meeting, to enable you to explore your new spaces and provide feedback on any changes that you would like made.
The consultant team produce their preliminary designs which are used for the development application phase (where required) or as the basis for the commencement of the documentation phase.
Preliminary materials and finishes are included in the concept design package for review and feedback for the documentation phase.
A preliminary estimate of costs can be prepared by either a quantity surveyor or by your proposed builder.
As experts in new technologies, we also provide you with a virtual model that you can navigate on your phone, tablet, or computer at your own leisure.
Some projects require a development approval from your local council. Prior to completing a development application, we will request a pre-lodgement meeting with the local council to determine whether the proposed development will be generally supported by them or deemed inappropriate.
After the pre-lodgement meeting, Skewed will work with the town planner and the consultant team to prepare the required drawings and information needed by the council to assess the proposed development.
Once submitted, the council will review the application and raise any queries they have, and potentially request additional information, or changes to the proposed development. The consultant team will prepare the required responses and submit them to the council to enable them to complete their assessment.
The council will either reject the application or approve it, with conditions. The development approval conditions may have a financial impact on the project and need to be considered prior to proceeding to the Documentation phase. The conditions will need to be included in the documentation package for the builder to include in their pricing.
The documentation phase encompasses both the Design Development and Construction Documentation stages. Throughout these two stages, we work with you to finalise materials, product selections and finishes that we will incorporate into the documentation.
Depending on the scale and complexity of the project an additional estimate of costs could be completed during the Design Development stage of the project.
Skewed work with the specialist consultants to resolve and coordinate the design with structure and services. The team prepare drawings, selection schedules and specification documents suitable for submission to a building certifier, and for tendering by your builder or a select group of builders.
If you don’t have a builder that you are working with, we can discuss the options you have to tender and manage the construction process of your project.
Once the documentation is completed, we will submit a building approval application to the building certifier that will include the required documentation, certificates and energy efficiency requirements to enable them to complete their assessment. Their assessment will contain conditions that need to be met throughout the construction of the project, including inspection requirements, certificates and submissions.
Depending on your selected procurement methodology, either you will manage the pricing and construction phases of your project, or we will manage those processes for you. Where we manage the process we prepare tender documentation, including contract forms and annexures. We seek suitable tenderers and issue tender documentation to selected tenderers. We answer queries and issue tender addenda as required.
Once the tender is closed, we complete a tender review and present the tender results to you, for your review and approval of one of the tenderers. We then prepare on your behalf tender acceptance documentation, and contracts for execution and agree to the commencement dates with the successful contractor.
Where we are engaged to act as superintendent on the project, we administer the contract between you and the contractor. We periodically visit the site to inspect the work, together with other specialist consultants. We chair site meetings with the contractor, on projects that require formal documented meetings. We instruct the contractor and answer their queries through Architect’s Instructions. We review and assess variation claims, obtain your approval where required, and issue contract variation orders. We assess extension of time claims and issue extension of time notices. Throughout construction, we keep you informed on the project including time, cost and progress. We assess progress claims and issue progress claim certificates. We assess and determine when the project has reached practical completion and issue the notice of practical completion. We complete a defects inspection and issue a defects report to the builder for their action.
Where we are engaged, throughout the defects liability period we advise the builder of defects that need to be rectified. We maintain and monitor the completion of defects, checking they are completed in a timely manner prior to the release of the final security.
Registered architect Nathan Hildebrandt specialises in architectural designs for new homes, renovations and extensions throughout Brisbane, Gold Coast & Sunshine Coast.