Working with Light House ARCHITECTURE
Our aim, is to help reshape the Residential Landscape towards Zero Energy Housing, with Sustainable, Energy Efficient Buildings that connect People to Nature and to each other.
We provide Services for the Design of New Homes, Extensions and Renovations that can be broken into the Stages detailed below. Services, all or in part, are defined by a Client Architect Agreement to be completed prior to the commencement of Architectural works.
With a Full Service, we manage the process of Design, Coordination and Integration of Consultants, obtaining permits, management of the Tender process, the selection of a Builder and the Administration of the Construction Contract to ensure the best possible result is achieved.
With a Building Permit Service, we offer a reduced scope of works to provide Clients with our input at the earlier stages of the Design Process. The Building Permit Service, does not include the Tender Stage or the Contract Administration Stage and offers a simplified form of the Contract Drawings and Specifications with the purpose of detailing Code and Standard Adherence rather than detail of finishes and fixtures. Clients who are willing to make their own decisions in relation to detailed selections and to deal directly with the Builder during construction may be happy to opt for this Service.
THE 6 STAGES
SCHEMATIC DESIGN STAGE (SD)
- Brief Development. Collaborate with Clients to develop the Design Brief that forms the basis for the Sketch Design and embodies the Project Objectives. It typically includes the following services
- Site Investigation and Analysis. Research Town Planning Regulations, Council Zones, Overlays, and any Caveats or Easements indicated on Title. Investigation of any DELWP, EPA, CFA and Local Water Authorities regulatory conditions that may apply. Document Site, Surrounding Conditions and Orientation. Determine available Services and expected Infrastructure Requirements. IE Roads, Crossovers, Drainage, Waste Water Treatment, Water, Sewer, Phone, Internet, Gas and Power as required.
- Sketch Design of a plan, that responds to the Clients, the Budget, the Brief, Codes, Zones, Access, Views, Orientation, Circulation, Landscape, Performance, Relationships, and Structure. All guided by an expectation of probable cost based on a gross square meter rate determined by Rawlinson’s Cost Construction Guide. This is a rough guide to help with decision making and excludes car parking, covered outdoor spaces, landscaping, external works, balconies, demolition and external services which are determined independently.
Schematic Stage Consultants and other Services not included in the Fee
BAL Assessment to determine Bushfire Risk Management Requirements.
A Land and Level Survey will Re-establish Title Boundaries, locate existing Buildings and establish the rises and falls across a potential building site to create a definitive understanding of site conditions
A Land Capability Assessment or LCA may be required if an on-site Waste Water Treatment System is to be installed to determine viability at an early stage.
Geotechnical Soil Test to determine Soil Types for Engineering and help understand Soil conditions that can sometimes drive design decisions and help determine preliminary costings.
DESIGN DEVELOPMENT STAGE (DD)
- Incorporate Consultants Data which Includes Level and Land Survey, Soil Test, Structural Engineer and others as required. The information provided by Consultants provides the best basis for an informed design response
- Refine and Finalise Building Energy Performance with consideration of Wall, Floor and Roof Systems, Materials, Layout, Orientation, Windows, Doors, Insulation, Lighting, Heating, Cooling, Hot Water, Water Catchment and Storage Capacity.
- Finalise Structural Response. Construction Systems, Materials and Sizes
- Finalise External Material Selections, Doors and Windows. The structural response is closely tied to Project Objectives, Budget, Sustainability and Energy Efficiency. Windows, Doors, insulation Systems.
- Resolve and Finalise the Plan.
- Drawing Set Development. Site Plan, Floor Plans, Elevations and Sections. Upon completion, the Design Development Drawings, provide the basis for the Documentation required for Town Planning and Construction Documentation.
Design Development Consultants and other Services not included in the Fee
NATHERS assessment. The Building Energy Performance is modelled.
Structural Engineer, to be included in Finalised Plan for the Design Documentation Stage.
Quantity Surveyor to establish a relatively accurate opinion of probable cost
Mechanical Heating and Cooling Engineers for any complex heating or cooling systems
Other Specialist Consultants as required.
PLANNING Hourly Rate (PD)
- RFI’s or Requests for Further Information. Councils can require extensive works to finalise the Planning Procedure. Requests for Further Information (RFI’s) and associated works are charged at an hourly rate.
NOTE: If the Proposed Design, challenges Planning Conditions, it may be advisable to initiate the Planning Stage before the Design Development Stage. Changes late in the Design Development Stage can result in the need to resubmit revised Plans to Consultants to reassess performance. In the Schematic Stage, Overlooking Studies, Overshadowing Studies and the analysis of Zones and Overlays that effect the Proposed Building are Studied and presented to Council for Feedback.
Planning Stage Consultants and other Services not included in the Fee
CONSTRUCTION DOCUMENTATION (CD)
- Complete Set of Working Drawings and Specifications Plans, Elevations, Sections, Details and Schedules as required and includes integration of appropriate Technical Consultants works into the Drawings, the detail and specification of Internal and External Materials, Cabinetry Plans, Lighting and Electrical Plans, Wet Areas and Detailed resolution of Junctions and the establishment for the expected Standards and Tolerances. Drawings and Schedules as required to ensure compliance with Statutory requirements including the National Construction Codes, Council Requirements and Relevant Australian Standards.
TENDERING ADMINISTRATION STAGE (TA)
- Compilation and Issue of Tender Documents.
Used to establish a Contracted Cost to Build.
And includes documentation of a Tender Document that may impact final cost. For instance, Penalties, Time restrictions, Variations, Access Restrictions, Occupancy during Construction etc. The aim is to establish a consistent document for competing Tenders with a Deadline for completion.
Tender Submissions require ongoing communication with Builders to ensure all aspects and expectations of a Project are understood before awarding the successful Tender with the Contract.
- Awarding the Contract to the Successful Tender.
CONTRACT ADMINISTRATION (CA)
- Administering the Contract Involves inspecting Construction progress to ensure adherence to the Contract. The approval of staged payments, assessing variations, for both Time, Quantity and Cost, Hand over and managing the defects liability period. Regular site visits, helps monitor quality and adherence to Architectural Documentation, answer queries and resolve any unforeseen issues that may arise.
Fees are quoted for each individual project and vary according to the nature of the work. The projects site, size, complexity, brief and expected quality of finishes and materials can all affect the expected work involved which is reflected in the fee proposal. For the Schematic Stage and Design Development Stages, the Fee is based on a percentage of an estimated cost to build per square meter, derived from Rawlinson’s Construction Cost Guide for an Individual House of Prestige Standard. Landscaping, Decks and Carports are Valued independently. The cost estimate is relative to the expected cost of Construction and does not include the Architectural, Authorities or Consultants Fees. Variations in the Project Scope and Expense will require a re-evaluation or variation in Fees. The Fee for the Construction Documentation and Tendering Stages are based on the estimate of a Quantity Surveyor. The Tender Administration Fee is based on the Value of the successful Tender.
Architectural Fees vary from 8-14% of Construction Cost for a Full Service. The Fee is broken into the Stages with a percentage for of the total fee allocated to each Stage. The Fees do not include Consultants Fees unless otherwise stated in the Architectural Fee Agreement.
When a portion of the Architect’s Fee is to be charged on an hourly basis or the Architect is requested to perform additional work the hourly rate of $150/hr is applied. The Architect will provide, when requested, time sheets to substantiate hours claimed.
For the Building Permit Service, the reduced scope of works, results in a reduction of Fees by 40%. The Building Permit Service does not include the Tendering Stage or the Contract Administration Stage. The Schematic Stage and Design Development remain in principal the same, but the Contract Documents are pared down with simplified Drawings and Specifications. Internal Fixtures, Finishes, Cabinetry Detail, Construction supervision and many details remain the Clients responsibility.