Our Services
Whether you’re looking for full architectural design service from feasibility through to the completion of the build, or a partial architectural service for a specific stage of your project, Anaglypta Architecture can tailor a service to meet your budget, your timeframe and your level of involvement and experience.
We can offer our services on a fixed fee, percentage of construction costs or hourly-rate basis.
We offer an initial 1 hour face-to-face consultation at your site (or via video call if you’re further than an hour away) at no cost to you, at which time we would prepare a proposal for your consideration.
Depending on your project budget and description, and proposed procurement method, we would typically offer the following options for your consideration:
Option 01
Basic Architectural Services:
This option provides you all the benefits of engaging an architect for design purposes and would provide you with up to two conceptual options and a preferred sketch design. You could then engage a drafting service or building company to undertake the remaining drafting, authority approvals and construction stages.
If you’re looking for good quality design but envisage working with a volume builder yourself, then this limited scope of architectural services could be for you.
Conceptual models such as this are developed in the initial stage.
If you have a Landscape Design in mind we can also model this design to provide enhanced visualisation when considering the proposed concepts. 3D Site Surveys are required to prepare this information, however these are always required at some point in the design & documentation process.
If you don’t have a Landscape Design then we can prepare/propose this with our concept design, or coordinate and collaborate with Landscape Designer if requested.
This Basic Architectural Services would typically include:
Pre-Design & Feasibility:
Commencing with a detailed discussion with you about your aspirations, considerations and budget, followed by a review of your site, its opportunities and constrains, and ending with a review of the local council and authority requirements, we develop a preliminary schedule of areas to test your budget against the anticipated square meter rates of similar projects.
Concept Design:
This is a highly creative phase of the project as ideas are formed and concepts tested. Working from your briefing on items such as energy efficiency, sustainability, materiality, scale and context we develop a concept design and through conversations with you it is presented, refined and finalised.
A Development Application (DA) could be lodged at this point but we typically recommend completing the initial stages of Design Development to ensure DA amendments are not required due to the development of consultant scopes. Amendments to DA documentation can result in additional fees and councils increasingly require preliminary consultant designs such as preliminary civil and storm water designs.
Development Application: Provisional Planning Consent
With your approval to proceed we would continue to develop the design in accordance with local council, heritage, bushfire protection, stormwater drainage, and other requirements. We develop a set of drawings for you to lodge a Development Application.
Option 02
Partial Architectural Services:
This option builds on the basic service and continues our engagement through to the lodgment and receipt of a full development approval.
A more comprehensive set of documents and schedules are usually produced. You couldn’t competitively tender the project with these drawings, but if you already have a preferred builder in mind then you may be able to have them provide a quotation and commence construction.
If you’re looking for good quality architectural design to be maintained throughout the entire Development Application process, but are already planning on working with your preferred building contractor and would be happy with them interpreting and amending the design & design details to suit either standard building construction or their particular skills and expertise, then this scope of architectural service may suit you.
Coordination of preliminary structural engineering is critical to ensure the architectural design intent is maintained, as well as ensuring and testing that the best value for money structural system is adopted. The image above shows the extent of detailed modelling that occurs to fully take advantage of a coordinated BIM (Building Information Model) workflow. With this information detailed material and quantity takeoffs can be tested and confirmed to ensure preliminary cost estimates are as accurate as possible.
The detailed coordination of the preliminary consultant designs (such as heating & cooling) occurs in the Design Development stage. Model coordination of services during these design phases can save you significant costs in reduced wastage and rework during construction, not to mention designing the most efficient system now can save huge amounts in ongoing running costs.
A Partial Architectural Services would typically include all items noted above, plus:
Development Application: Provisional Planning Consent
If engaged for this phase we not only lodge the Development Application on your behalf but also continue to regularly liase with council to address their queries and navigate the approval process through to receipt of consent.
Design Development
This stage would typically commence with your approval of the scope, budget, and receipt of the Planning Consent.
We work with you to select the consultant team (engineers and other specialist consultants) and then lead and coordinate the design of the main structure and services. The material selections for both external and internal finishes are developed and confirmed and we work closely with you to develop the detailed design of the interior and functional elements such as the joinery and fitout.
At the conclusion of this stage we recommend updating the Quantity Surveyors Cost Estimate to ensure a match between the scope & budget.
Development Application: Building Rules Certification
We develop a basic drawing package to submit to a Private Certifier on your behalf and continue to work proactively with them to address their queries and obtain their consent.
With Building Rules Consent obtained we would continue to liase with the local council on your behalf to obtain your full Development Approval.
Option 03
Full Architectural Services:
This complete architectural service would ensure your full investment in the architectural design is delivered and constructed on site. Full tender drawings are produced including all the design details necessary to for building contractors to participate in a lump sum competitive tender (which still remains the best way of achieving best value for money).
If you’re looking for a high-quality architectural design and a trusted advisor to assist you with the complex process of competitive tendering, tender negotiations and the ongoing Contract Administration of the Building Contract, then this scope of architectural services might be for you.
If requested we can provide Construction Period Services including full Contract Administration Services.
At the completion of construction we undertake a completion inspection and if complete issue the Certificates of Practical Completion. We continue to work proactively with the Contractor and yourself through the Defect Liability Period (The 12 month period of monitoring the building after completion through all four seasons to ensure any building defects are promptly rectified whilst still under the contractors warranty).
A Full Architectural Service would typically include all of the items noted above, plus:
Contract Documentation including Tender Drawings
We expand the basic drawing package prepared for Building Rules Certification into a comprehensive set of detailed drawings and specifications that will form the tender and construction documents. This is an intensive phase of the project where consultant designs are fully coordinated and updated and all materials, details and finishes are finalised and documented.
The Quantity Surveyors prepares a Pre-Tender Estimate to confirm the scope & budget and to compare and review tender proposals.
Tender & Negotiations
We advise and recommend procurement methods and prepare and recommend suitable builders for your approval to tender. We collate and coordinate the tender documentation and contractual schedules and Open, Manage and Close tender submissions and Review, Assess and Report for your review.
Once you accept a tender we facilitate all contract negotiations if required and prepare all contract documents for signing.
Construction Period Services
At this point your project is ready for construction and we act as your Contract Administrators. This is a critical stage as we work hard to make sure that the original design intent is carried through to completion.
We do this through careful:
Financial Management: Assessing progress and variation claims and issuing certificates and instructions.
Time Management: Reviewing and advising on the Construction Programme and assessing Extension of Time Claims and issuing Instructions.
Scope Management: Attending regular site meetings & providing site inspection reports. Reviewing Shop Drawings and working proactively with the Head Contractor and relevant Sub-Contractors. Coordinating and resolving Contractors Requests for Information (RFI’s) and issuing Instructions.
Quality Management: Report monthly on Financial issues and progress on site. Advising and instructing on Contractors Alternative Proposals. Undertaking Construction Milestone Inspections and providing reports and inspection notes.
Building Information Modelling (BIM) Management: Reviewing 3D model shop drawings and working proactively with the Contractors BIM implementation plan. Maintaining the BIM model and updating this as required with Variation works. Coordinating the Contractors hand over of As Building information.
If you’re looking for architectural or building advice, assistance with a Development Application, or if you’d like to talk to us about designing your next project, then please feel free to contact us at the Studio to discuss a scope of services that might best suit you.