01 Initial Consultation
We will have had initial telephone or email discussions about your vision and the scope of the project. Following this we meet to discuss your needs in more detail, clarify any parts of the process that you are not clear on and how Don Jamieson Architecture can assist you achieve your vision. This is a “no obligation” consultation and there are no fees associated with this meeting. No design advice is provided at this stage.

This consultation allows us to establish the professional services you require and the fees associated with those services. Refer to Fees for a guide on what to expect. An agreement for architectural services is then prepared for your approval. Once the agreement is confirmed we commence work on the following phases.

As an alternative to committing to the traditional process we have developed a no obligation initial step called the Needs and Options Review.
This process:
• Minimizes your risk to faulty design decisions by laying the proper ground work up-front
• Clarifies the project constraints so that good and efficient design decisions can be made
• Helps us determine if this working relationship is a “fit” for both parties (you and us) before fully committing to a contract for further services.

02 The Project Brief
You describe the aspirational, physical and functional requirements of the project and any design ideas and inspirations you may have. We discuss our sustainable design approach and how this can be integrated into the design. This written Brief establishes the project vision, scope of work, budget and timeframe.

03 Pre-Design
Site information and District Plan requirements are gathered and analyzed. Any existing buildings are assessed, measured if needed and modelled on our 3D CAD system. If required we recommend the appointment of a land surveyor to carry out a site survey and following this we will prepare a 3D CAD model of the site. We can also assist prior to your purchase of a property by assessing an existing dwelling or building site for potential and suitability.

04 Concept Design
We relate the Brief requirements to the site, considering orientation, access, slope, existing vegetation and structures, site constraints and district plan requirements. The Conceptual Design will capture your vision for the project and identify the overall form, spatial volumes and materials. Normally hand drawn layout plans and conceptual sketches illustrate the concept for your review and feedback.

05 Preliminary Design
The Concept is refined into the Preliminary Design and 3D CAD model. The Preliminary Design drawings depict the relationship of the building to the site, the interior spatial planning and provide an understanding of how the building will function. Floor and site plans, elevations, sections and 3D representations are prepared for your approval. We can provide an interactive 3D CAD model for you to review on your computer.

06 Preliminary Estimate
It is crucial to the success of the project that the projected construction costs match your budget. We will normally recommend you appoint an independent quantity surveyor, to provide a Preliminary Estimate of Cost based on the Preliminary Design.

07 Developed Design
Once the Preliminary Design is agreed and the financial viability of the project is established we proceed with the Developed Design. This involves the development of the approved Preliminary Design to a greater level of detail and incorporates design input from the other consultants.

The following Consultants may need to be appointed:
• Structural Engineer for the design of foundations and structure
• Other Specialist Consultants depending on the nature of the project eg. Fire Engineer, Acoustic Engineer
The Developed Design drawings will finalise the spatial planning (indoor and outdoor), exterior forms, materials, the services, the relationship of the building to the site; the fittings and furniture layouts.
Compliance with the Building Code is reviewed and any adjustments to the design are made.
Floor and site plans, elevations, and sections are prepared and the computer model and details are further developed.

08 Resource Consent
If the project has any non-compliance matters in relation to the District Plan a Resource Consent will be required. The Developed Design drawings will be updated to include the relevant information. This may also happen at the Preliminary Design stage for simple projects.
In many situations we will be able to prepare the Resource Consent assessment. If there are complex issues to be addressed then we would recommend a separate consultant be engaged.
The Resource Consent consultant will liaise with the Council during the Resource Consent process. An Assessment of Environmental Effects Report will be prepared in accordance with the Resource Management Act.

09 Detailed Design and Documentation
The Detailed Design drawings and specifications are prepared based on the approved Developed Design with final input from the Consultants. This includes a Site Plan, Existing Plan, Floor Plan, Foundation Plan, Roof Plan, Elevations, Cross Sections, Details, Window and Door Schedules, Services Plan and Construction Specifications.
Structural Drawings, Details and Specifications will be provided by the Engineer.
These drawings form the basis for a building consent application and tender documentation for construction.

10 Building Consent
We will normally make the application on your behalf for Building Consent, provide compliance reports and manage the process through the Council for you.

11 Contractor Procurement
The various methods for procuring contractors and the form of the Contract are discussed early in the process. This typically includes either tendering or negotiation of the contract. We prepare contract documents and oversee the procurement process which also involves assessing suitable contractors.
If a tender process is followed this involves calling for tenders, answering queries from contractors during the tender period, and receiving tenders. We analyze the tenders and prepare a report for your approval recommending a main contractor and accepting the tender.
We coordinate the signing of contractual documents between yourself and the successful contractor.

12 Contract Administration and Observation
Finally construction can begin and we will manage the contract administration and site observation during construction. The contractor provides continuous on site supervision of the work.
We will convene an initial pre-contract meeting to establish the contract and then regular site meetings and visits to ensure construction work is in accordance with the contract documents and that our expectations of quality are met.
We will answer any project queries, process variations, assess and certifying project payments, and inspect and approve Practical Completion.
We arrange for the contractor to rectify any defects during the Defects Liability Period, and gather final project documentation including the Code of Compliance Certificate from the Council.