Cooper Scaife Architects offer comprehensive services from sketch design through to project completion. In order to meet differing client needs, we offer two levels of engagement: Full Service and Building Permit Service.
Full Service
As the name suggests, ‘full service’ covers all aspects of the design and construction process. The work is broken into a number of stages and will often run over several months. Through the evolution of the design we establish a close working relationship with our clients and their input is a critical part of each stage.
Every element of the building is designed and specified, from the ‘big concept’ down to the selection of door handles. The finished construction documents can include as many as 40 drawings, a specification and comprehensive selection schedules to fully describe the project.
Using these documents we then assist our clients to turn their project from drawings into reality. We manage the process of obtaining permits, selecting builders, tendering and awarding the building contract. Once construction commences we work closely with the builder to ensure the best possible result is achieved. A program of regular site visits is established to monitor progress, answer queries, resolve any unforseen issues that may arise and check that the building is being constructed in accordance with the architectural documents.
Building Permit Service
This is a reduced scope of services and is best suited to clients who want the input of an architect in the early stages of the design process but are willing to make their own decisions in relation to the detailed selections and deal directly with a builder during construction.
The building permit service includes the same ‘conceptual’ design stages as the full service; however the construction documents are limited to those required to obtain building permit approval. It typically includes up to 10 drawings that describe the external materials and general layout of the building. The design of cabinetry, the selection of internal finishes & fixtures and management of the construction stage are handed over to the client.
When choosing the appropriate level of service, we encourage our clients to consider the complexity of the design and the level of finish they wish to achieve. In general, our designs for building permit service projects utilise simpler, more standardised methods of building and lower levels of detail, to enable construction to be undertaken without ongoing architectural advice.
Services in Detail
The typical stages involved in a project are listed below. A more detailed description of the steps involved at each stage is available by clicking on these headings.
Confirm the project brief;
Visit the site and prepare measured drawings of the existing buildings (if required);
Engage a land surveyor (if necessary) to conduct a site survey;
Make a preliminary assessment of authority conditions and constraints;
Prepare the sketch design (concept drawings);
Present the design to the client for review;
Revise the design, if necessary, in response to these reviews.
Prepare an ‘outline specification’ to describe the general level of finish and methods of construction for the purposes of costing;
Obtain a ‘preliminary budget estimate’ from either a quantity surveyor or a selected builder;
Review this estimate with the client.
Undertake an energy rating, to assess the thermal performance of the design;
Develop and refine the sketch design in response to the energy rating, preliminary budget estimate and further client feedback.
Attend a pre-application meeting with the local planning authority to discuss the project (if necessary);
Prepare the necessary documents and lodge an application for planning approval;
Assist the client to obtain approval by negotiating, providing additional information and making design changes (if necessary).
Engage specialist consultants (such as a structural engineer and building surveyor);
Prepare drawings for building permit approval, including the coordination of structural members with architectural drawings;
Select external materials and finishes, in consultation with the client;
Completed drawings typically include a site plan, floor plan, roof plan, elevations, section(s), window schedule and electrical layout.
In addition to the steps undertaken for building permit documentation, prepare further documents to fully describe all elements of the building and enable the project to be competitively tendered;
Detailed drawings typically include the design of joinery and wet areas throughout the project as well as critical large-scale construction details;
Select both the internal and external finishes, with a range of samples presented for the client to approve;
Prepare a project specification, to describe the quality of workmanship and other requirements necessary for the builder to complete the project.
Advise on the selection of builders and the most appropriate method of tendering;
Manage the tender process, including responding to tender queries, assessment of tenders and discussing the result with the client;
Conduct post-tender negotiations with the preferred tenderer;
Prepare a tender recommendation.
Prepare the contract documents for signing by the client and builder;
Make regular site visits during construction to monitor progress, quality and check that the building is being constructed in accordance with the documents;
Answer queries from the builder and provide instructions or additional details to clarify the documents where required;
Work with the builder and client to resolve any unforseen issues that may arise on site;
Maintain regular contact with the client throughout construction, to report on progress, time and cost and address any queries or concerns;
Assess claims for payment from the builder and issue progress payment certificates;
Manage, assess and obtain the client’s approval for any cost variations;
Assess and approve any claims from the builder for extensions of time;
Coordinate any additional advice required from consultants;
Conduct a detailed inspection of the project prior to ‘practical completion’ (when the building is virtually complete and ready for occupation) and notify the builder of the defects to be rectified;
Inspect the rectification of defects and issue a certificate of practical completion;
Assess the final claim for payment from the builder;
Conduct another detailed inspection and prepare a final list of defects;
Issue the final certificate, upon the rectification of all defects or outstanding work;
