Our Client Brochure on Resources page tells you
lots about us, our fees, the process, tips and loads more.
Whether a steep or small block, acreage or character restricted area we love to embrace the design challenge and create a building that is a liveable home, suiting the site, the environment, your family and your budget.
Visit RESIDENTIAL NEWAnd Extensions. Our clients say “Wow, I didn't realise that was possible”. We have vast experience designing & renovating homes (especially Queenslanders). Contact us early as we may have ideas that could influence things long-term.
Visit RESIDENTIAL RENOSOur clients have nicknamed them everything from 'our tent', the 'pool room', guest house, 'my den' and the parents' retreat. We like to think of them as bonus space for whatever your growing needs may be, even a secondary dwelling.
Visit RESIDENTIAL PAVILIONSWe have moved away from designing multi-res projects, but we are still showing our past work on this website, so you can see examples of our capability. We preferred to create buildings that also look more than a 'box' and be an exciting design.
Visit RESIDENTIAL MULTIWe are heritage experts, with huge experience in the classic Queenslander, amongst other older buildings. We can find a solution to update finishes, re-design to improve living space, expand floor size and extend with a complimentary design.
Visit HERITAGELike Multi-res, we have moved away from Commercial property design. It has been left on the website to show our capabilities and how we do understand the sector.
Visit COMMERCIAL$M buildings
Happy Clients
Years Experience
Awards Won
If you are after even more in depth detail, go check out our client brochure on the Resources page.
Things usually start with a phone call, during which Peter discusses with you what you are thinking about and what your options maybe. For a renovation/extension project, we visit for a site consultation, inspect the whole property, and have you explain what you are after. On new buildings, we often visit the site, and then continue the discussion there, close by, or our office. We discuss the general design options with you, including what is achievable, from the design and structural perspective, as well as cost. We will suggest things you may not have thought about. The discussion often flows back and forth, with options investigated, and we usually get to a rough resolution. We believe in being ethical, and will advise you about your best options, not just what will win us a job. It is better to lose a prospective project, make a client happy, and have them recommend us. Having designed so many different projects, means there is a wealth of experience available in providing solutions to occasionally difficult requests. We are often involved because of our reputation for problem solving and, we likely will come up with an innovative solution to your design needs. We will ask your budget. Better to know this early, as decisions will be based on realism. We can give you a rough budget figure for the building work, due to our constant contact with builders. Any costing by us should be taken as a guide only. This also is usually followed by a proposal for services.
For both Renos & New Houses, we have to visit site, which can be done during the site consultation. Around this time, other site investigations occur, usually survey and soils test. Occasionally we may need a pipe locator. We need to become familiar with the many factors and influences on and to the site. Some of this can be achieved by using internet resources, but there is nothing like standing on a site and ‘seeing’ everything. Things like where is north, or what views are available. An important one is looking where services and street trees are, especially if the works come close. It is always helpful to see what the rest of street is like, eg are other renos happening?
For a Reno, we need to do a measure of the existing building so that we can create what we call existing conditions. We do depend upon the survey to be completed as part of this. We wander the building, sketching & measuring and photographing everything. This informs our modelling of the existing buildings inside our 3D software.
The Existing Conditions appear in all following design stages.
On many projects we will also get our drone photographer to give us photographs and videos from above. These can be particularly useful, because we can’t get on top of the building!
After we have existing conditions, on many projects we start with Concept Sketches. We used to do these by hand but our proficiency on our 3D software usually means we launch straight onto the computer. In this way we are more efficient proceeding onto further stages of the design and documentation.
Occasionally, we need to do concepts before any decisions are made on what the potential scope actually will be. In those circumstances, we will have a contract with you that only covers that portion.
Please note that on most projects with a Contract at the start, we usually sketch concepts as part of the design process anyway.
After we give you Concepts, you come back to us with comments. Quite often we will meet in our office for a decent chat.
This is needed so that you can see on paper what has emerged at an early stage. On many projects we begin with Concept Sketches, which kind of go halfway into Sketch Design. Sketch Design is an intensive process, whereby we gradually create a building fabric that encompasses your needs. After much sketching and discussion between us, a building emerges within the computer from which a series of views are produced, showing very broadly what is intended. These views are done in Revit, and will show most things, but not every element. Some are in 3D. You now look at what has emerged, with your comments incorporated into the next stage, along with our own additional thinking.
Certainly, after Sketch Design, we like to have the project budgeted by talking with our Cost Estimator or friendly builder. Quite often, we also will be showing some of the other consultants, depending upon what might be triggered. If a DA is looking possible, we will show our town planner this set of drawings. We often find it is helpful to obtain advice from our structural engineer at this early juncture just in case something a little difficult might be emerging, such as odd ground conditions that were found during the soils test.
Like concepts, if they occurred, you come back to us with thoughts and reactions from sketch design, usually at a sit down meeting in our office. That discussion can be quite extensive, and on some projects will also involve our interior designer.
Once we have created the full sketch design, it is time to fine-tune. Before meeting again, it is advisable for you to “live” with the design. By that we mean for you & the family to imagine living in the house. Go through a whole weekday and weekend, in all seasons. Consider the same days, but with visitors. And try again, but in 5 or even 10 years’ time. Is the design working? In addition to this, try to imagine furniture throughout the house. We often show furniture.
Design Development further ‘develops’ the project, proving that the scheme is possible. We modify and progress from Sketch Design, based on your input, our own expertise and all the input we’ve received from other consultants. This step between Sketch Design & Working Drawings is necessary, so that the project is now mostly considered, reflecting lots of advice.
When you view, again, you comment, with revisions to the design done before we proceed to those working drawings (or DA). We usually include lots of plans, elevations, sections, and 3d views. During this stage we may further check the design with others including town planner and engineer, and possibly also certifier and energy efficiency consultant. The latter 2 can be brought in even earlier because of things like livability standards and seven-star energy efficiency.
At this stage, if a development application is required, we then produce DA drawings. These add more detail, sometimes streetscapes, and are handed onto our town planner who will advise on necessary revisions and adjustments. They also are likely to discuss the project with council to obtain further requirements.
We adjust and add drawings as deemed correct, and town planner prepares a thorough report, and arranges the DA. This can include liaising other DA consultants, either direct or via us. We are likely to have already checked with our town planner before this stage, as quite a few projects need a DA. We will have received advice from them before or during sketch design. A DA may add to our fees, as per the Fees Schedule. The town planner organises the council fee. During the assessment process, some changes may be needed, prior to final approval being given.
On some projects there may be the need for a siting relaxation. This is for when certain set back rules cannot be met such as a carport in the front six metres, or when we are slightly closer to a side boundary than normally allowed. These are like a mini DA and are assessed by the same team in council. On some occasions we need this in addition to the DA.
The term ‘working’ means builders ‘work’ from them. Initially produced are the ‘building design’ drawings including site plan, floor & setout plans, elevations, sections, 3D views and schedules. On most projects we issue these, so you see progress. At the same time, we engage our engineer, and they and we proceed con-currently. Then we continue producing more and more drawings to document your building. As well as more on the ‘building design’ drawings, eg electrical, we produce the ‘construction’ drawings. These include footing and slab layouts, details and notes.
We also add structure as designed by the engineer into our model so that our drawings reflect real structure. Engineers are required by certifiers and the authorities to design structure and produce their own drawings and provide a form 15.
As part of this process we review their drawings to ensure that we are all on the same page. This is true of any other consultants that are involved. Such as, hydraulics engineers for things like storm water.
We take the time to ensure all potential problems are resolved prior to your builder quoting on the job. We also pride ourselves on comprehensive drawings that reflect everyone’s input, and have awards for documentation.
By this point, we will have obtained advice and a quote from the certifier. Around now, they will have more than likely done a preliminary assessment and issued an RFI. They can be a few minor things for us to deal with, and this is very common on every project. The National Construction Code (NCC), and other legislation, can be quite tricky to navigate and our certifier helps us resolve everything. There can be some to & froe as this occurs.
There are two items always on the RFI, that only you and the builder can resolve. These are payments of QBCC insurance and Qleave levy and are based on the contract value. Sometime around this point or a bit after you will have a contract with a builder.
When the certifier has evidence of those payments as provided by your builder, they then do their final assessment as required by the legislation, because there is now a contract in place. The drawings and all other documents are issued as stamped and approved.
Your builder takes complete charge from this point on.
Suffice to say that you should listen to your builder, ask questions, and help them help you. A renovation usually requires more discussions than a new house, so be prepared for some loss of time from your normal activities.
Of course you may elect to be an owner-builder but be aware of the immense difficulties you can encounter. We strongly advise contracting your job with a builder. Please note we, most engineers and certifiers no longer service owner builders, so if thinking of it, you may need to find other consultants that will assist. The risk is too great for most of us, as PI insurance is overly high to cover a very small number of cases
