After receiving the client's brief the architect will express a variety of ideas through sketching and often these sketches are undertaken by hand. It is our way of communicating and exploring space planning and the clients vision for the project. Often various options are put forward to the client that may be out of left field but they are used to generate discussion. Without ideas, there is no architecture.
Once a series of sketches and ideas become developed and they start to resemble a building, the process evolves into a more precise approach to the design . During the design-development phase the architect will develop the client approved sketch design and provide documentation to explain it to the client, coordinate the work of specialist consultants, provide a schedule of proposed finishes, review the developed design against the budget and coordinate, and prepare an updated estimate of the cost of the works. At this point additional permits may be required outside the traditional building permit such as a town planning permit. This application will also be undertaken at this stage.
Once the contract documentation stage is complete, the architect will prepare recommendations to the client on the preferred method of tendering the project. Builders, usually a minimum of three (3) or more are accordingly invited to quote on the project and they are provided with a complete tender package and a time limit to submit their quote to the architect. During this period, the architect will answer all of their queries arising from reviewing the documentation. Once all quotes are received, negotiations will take place with the preferred builder on behalf of the client. Contracts are then signed between all parties to initiate the commencement of construction.
Once all planning approvals are obtained if necessary and the design has been developed to its final solution, accurate and detailed construction drawings are prepared to enable the builder or contractor to undertake their works. The drawings are complete with enough dimensions, details, and notes to enable construction without the need for additional information. They also provide the detailed information required for building permit and the final tendering purposes. Drawings may include floor plans, elevations, sections, window & door schedules, electrical layouts, construction details, exterior & interior details, drawings of kitchens, bathrooms, powder room and all wet areas, tile layouts and all joinery drawings. The architect will also co-ordinate and integrate the work of all consultants required for the project.
Now that the appropriate builder has been selected, the architect will prepare the contract documents for signing by both the client & the builder. During construction the architect will also undertake periodic site inspections, check work in progress regarding design quality control, materials selections and performance as described in the contract documents. Other tasks during this period include:
- Review shop drawings and other builder’s submissions.
- Provide supplementary details and information.
- Provide instructions to clarify the contract documents, where required.
- Administer variations and obtain client approvals.
- Arrange and attend site meetings and other meetings as required.
- Provide the client with regular reports regarding time, costs and progress.
- Assess progress claims and issue program certificates.
- Assess and approve claims for extensions of time.
- Adjust prime cost of provisional sums and other monetary sums included in the contract documents
- Co-ordinate consultants
- Prepare defects lists prior to practical completion
- Inspect rectification and issue notice of practical completion.
- Assess the final contract sum.
- Inspect the works and prepare final defects listing.
- Issue the final certificate on completion of all defects and outstanding work.
Interior Design Services
Sketch Design to Final Design
Interior design is all about how we experience spaces in our daily lives. Similar to the design process above, a series of sketch designs and a final design is developed to present to the client and all aspects of the interior are explored including textiles, materials, colour, space planning and much more. Finishes boards are prepared with samples coordinating the interiors design scheme. Interior floor plans, elevations and joinery drawings are also produced at a large scale to best describe the design solution. These drawings will show furniture layouts, lighting placement , colour selection and even final details such as the placement of vases amd picture frames for example. All rooms are individually designed from bathroom & kitchen layouts to all living areas. These drawings can then be provided to individual contractors such as cabinet makers, furniture, lighting consultants and specialised tile retailers for example to provide a quote for their services.
Soft Furnishings Selection & Purchase
Bagnato Architects & Interior designers have a vast knowledge of the best styles and looks and design trends available to meet individual budgets and tastes. We have relationships with many manufacturers of furniture, fabric retailers, lighting outlets and other soft furnishing suppliers to enable the best sourced item to complement the overall design scheme. Our relationships with our suppliers also means we are able to obtain when available discounts off retail prices and offer the client a cost plus ability to purchase these goods.
Customised Furniture Design & Manufacture
For bespoke pieces of furniture that cannot be sourced in the market place or for individual personal circumstances Bagnato Architects can design all your furniture & soft furnishing needs. With access to highly skilled furniture makers and upholsters. the most amazing pieces of furniture can be tailored made for your home or project.