Residential | Lifestyle

We create GREAT PLACES
Places to live
Places to learn and play

Renovation and Home Design
Our range includes; new homes including set designs, large alterations through to multi-level apartments. Our edge is lifestyle properties, this is where we shine.

HOMEstorey is our set range of considered architect designed homes; spatially optimised, matched with fitting claddings, the ability to be scaled or staged and adapted in style. Effective to build; simply work - beauty and function.
 
 

Our Residential Process

  1. Pre-design and Site Analysis >>
    Includes the gathering of all information required prior to commencing design. Scope of work would typically include; site analysis, measure up, develop brief, gather all council related information, advice on separate consultants.
  2. Sketch Design >>
    We begin by relating your requirements to the site, taking into consideration things such as views, orientation, existing trees/ structures, site constraints, town-planning requirements, easements and other applicable factors. These considerations will form the parameters for the preliminary design.

    At this stage we will initially be concerned with overall space planning and developing exterior forms. Possible consideration of materials and colours will be addressed at this stage.

    We will typically prepare proposed layout plans, a couple of key external sketches and a study section. Your feedback will be incorporated into the design at this stage and carried through into the Developed Design stage where we begin more detailed design work.

    Please click here or on the image for more details...
  3. Developed Design >>
    The agreed design would then be developed, including evolving structural design and services issues. We will finalise space planning (indoor and outdoor), exterior forms and materials. The engagement of the required Consultants for the project would typically be confirmed at this stage. Developed Design drawings will typical be produced as resolved floor plans, site plan and elevations, including key study sections and may also include a developed computer model or perspective sketch to further illustrate the concept and sufficient to obtain a PIM (project information memorandum) from the local authority. We recommend engaging an independent quantity surveyor at this stage, to gain more comprehensive costing as a check against your budget.

    Please click here or on the image for more details...
  4. Contract Documentation/ Working Drawings >>
    Further development of the design and the necessary documentation would be prepared as required for Building Consent, Tendering, and Construction of the works (all dependent on scope of service provided). Please note that base drawings only would be provided for components like the kitchen as from our experience we find it best to involve a kitchen/cabinetry company in the detailed design of the kitchen.
  5. Tendering and Negotiations >>
    We offer our clients a schedule of services we see as appropriate for this phase. The tendering process is typically inclusive of the following;
    • Preparation of contract documentation
    • Preparation of tender documents
    • Assessing suitable contractors
    • Calling for tenders
    • Answering queries from the various contractors and sub-contractors
    • Make document revisions and issue any notices to tenders
    • Receiving tenders
    • Analysing the received tenders including checking tender compliance
    • Recommending a main contractor and letting the tender Prepare/ present tender report
    • Notify tenders
  6. Construction Phase (Contract Administration) >>
    We offer our clients a schedule of services we see as appropriate for this phase. We would typically negotiate fees for this phase once the type of Contract and particular Contractor have been selected. We would like to confirm with you your requirements for Construction phase services once Contract Documentation is nearing completion. We would recommend that any works are undertaken under an appropriate contract, typically; New Zealand Institute of Architects (NZIA) Contract or NZS3910 Construction phase services would typically be inclusive of;
    • Scheduling and recording minutes from regular site meetings,
    • Answering project queries and resolving architectural matters/ details,
    • Processing instructions in form of; Site Instructions, Variation Price Requests, and Variation Orders
    • Ensuring process is fair and reasonable
    • Administrating and certifying project payments
    • Checking Shop Drawings
    • Providing any additional drawings/ details as required to giver clarity on site
    • Inspecting and approving practical completion
    • Administrating maintenance defects during maintenance period
    • Approving final completion
 
 
 
 
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