HOW WE WORK Whether you're looking at building your dream home, investing in property, or a developer eager to start a multi-level dwelling project, inFORM design studio will guide you through the entire process from start to finish. No matter what happens, we’re with you every step of the way. 1. STAGE 1. DISCOVERY & CONCEPT DESIGN 1.1 Initial Meeting (Free of charge) Meeting our clients’ needs is central to our service. Before we start, we’ll meet with you either in-person, via an online meeting, or on-site to determine your vision, goals and ideas, as well as discuss how we work and what process will be involved. We’ll discuss options, limitation and opportunities. We’ll also determine the scope of work and set timeframes while considering your budget. To get the most out of this meeting, we would like you to prepare for it by: Bringing existing site and survey plans, and any examples of projects or photos you prefer. Researching styles, materials or building plans that you may prefer. Knowing how involved you want us to be throughout the design and construction process. 1.2. Provide a fee proposal (Free of charge) A fixed fee proposal is provided as either task based hourly rates or; a percentage of the estimated building cost Once your proposal has been accepted, we’ll embark together on the following journey: 1.3. Pre Design Compile design brief and project requirements Assess any findings from the site conditions Consider any climatic conditions, or sun and shadow patterning and prevailing breezes. Determine the best layout for your site, using passive solar design opportunities while concerning best views and aspects. We will also take into consideration the factors such as: views, parking, engagement to the community, privacy, legibility and safety. We’ll then move towards town planning, and in the case that a Development Application is needed, a Town planner will be engaged. Not all projects require a Town Planner and a Development Application. We will determine this early in the project if and to what extend a Town Planner is required. We can also adopt simple design strategies in the design to ensure an outcome that is self-assessable and do not need further input from a Town Planner, or ensure that as simple as possible Development Application is required. We’ll also engage a Surveyor to survey the existing site contours, conditions and features. Other specialist consultants such as a Water Consultant will be engaged to meet the requirements of a Development Application, if required. The position of existing services will be determined and an appropriate response will be determined. The final part of this step will be reviewing the Project budget, before commencing with the Schematic Design. Considering all these important aspects at this early stage will ensure the best flow of the design process and the best outcome for your project. 1.4. Concept Design After we now know the scope and budget of your project, we’ll confirm site conditions and undertake an assessment of necessary regulations and requirements — which may require early input from a Town Planner and other specialist consultants. We’ll then compile a diagrammatical floor plan options and mass diagrams to present to you. We’ll seek your valuable input throughout the process. While the floor plan layouts are developed, the building mass, roof and building form are considered. Once a diagrammatical plan is defined, the drawings will be refined and transformed into schematic designs where elevations and 3d drawings will describe the concept design. Again this will be developed in close consultation with you, the client, to achieve the best outcome that you desire. We always recommend to test the concept design against the budget by doing a cost analyses through a Cost Consultant to ensure we achieve the budget. If the final layout exceeds the initial budget, we’ll either amend the drawings to stay within budget or increase the budget. inFORM design studio adopts a strategy of simple design, with simple forms that interplay in an interesting fashion but result in cost efficient construction solutions. STAGE 2. APPLICATIONS & FURTHER DESIGN COORDINATION 2.1. Development Approval Different projects have different Town Planning requirements. We always try to minimise the impact of a Development Application while seeking the best outcome. Once the budget and schematic design has been confirmed, a Town Planner will be engaged and authorised to commence the Development Application. If project is self-assessable under the Planning Scheme we will jump straight to the Design Development stage below. No further Town Planning input or Development Application will be required. If a Development Application is required, our Town Planner will proceed with the application. In close consultation with our Town Planner we will prepare a set of drawings. We will also engage the necessary specialist consultants such as a Water Engineer to compile their modelling and report as required. We will attend a pre-lodgement meeting with Council. We’ll receive feedback and RFI’s from Council departments to address during the process, and need to respond accordingly until we achieve approval from Council. Outcomes and timeframes may vary or more detailed information may be required during the approval process. Time frames varies much and depend on the complexity of the application. Please note that there are a number of strategies that can be adopted to minimise the impact and timeframes of a Development Application, and should be discussed with your Designer and Town Planner, such as Self-assessable (No DA required), Code Assessable and Impact Assessable. 2.2. Design Development Once development has been approved, the DA conditions will be adopted and we’ll follow on with Design development which will include: Engaging sub and specialist consultants such as a Structural Engineers, Mechanical, Electrical, Civil Engineers and other specialist consultants who will commence their detail design. A development of Building Design drawings in more detail In-depth plans, elevations and sections Selection of proposed material Coordinate the drawings and input for sub and specialist consultants. 2.3. Building Approval This will form the first stage of the Technical documentation and is the minimum level of documentation required for the legal requirement to undertake construction. We’ll coordinate and integrate the work of the other specialist consultants and ensure that the drawings meet the statutory approval . This will be send to the Private Certifier for approval. Request for informations from the Certifier will be addressed until we meet approval. The Private Certifier lodge a copy with the Local Council. STAGE 3. CONSTRUCTION DOCUMENTATION AND TENDER 3.1. Construction Documentation After Building approval the final stage of Construction documentation is undertaken as a comprehensive set of Technical Documentation. This set details, nominates and selects every element of the building and describe the level of execution of the construction. All sub and specialist consultant final input is coordinated into the drawings. In lieu of Building Approval drawings, these drawings also includes construction details, internal and external finishes plans and schedules, wet area internal elevations, joinery details and a specification. This stage ensures there are no doubts or discrepancies about what is needed to be constructed. A pre-tender estimate will be prepared by a Cost Consultant and recommendations will be provided on the preferred method of a building contractor selection. 3.2. TENDER During this stage a tender option will be selected. The Building Designer will assist the client in finding suitable Contractors to either tender or select a tenderer to negotiate a price with. We always recommend a cost analyses by a Cost Consultant that enable us to evaluate the tenders against to have a measure of a probable outcome. The cheapest is not necessarily the best. Our role will be to administer the tender process and help with the selection of a Contractor by the deciding on one of the options below: 3.2.1. OPTION 1: TENDER We assist the client with the tender process We assist with the preparation of the tender documents We provide input on assessing the tenders while comparing the prices with the outcome of the Cost Consultant We engage in negotiations and recommendations We assist in signing a Building contract ​ 3.2.2. OPTION 2: NEGOTIATED OFFER We collect a tender price We assist you with a negotiation process / offer by defining the scope of work and price of your project. We compare the prices with the outcome of the Cost Consultant. We prepare a report which include the inclusions and the price and timeframes. We assist in signing a Building contract STAGE 4. CONSTRUCTION During the following stages, the Building designer will act as your (the client) agent and act objectively to ensure the best outcome is achieved. The best outcome is the product defined and specified in the drawings to the quality described in the specification. 4.1. During Construction Regular inspections are undertaken on site during construction to ensure quality and timeframes are met and work is executed according to the Construction and Consultant drawings. These inspections include: Instructing the building contractor with material selections, quality control and performance. Reviewing shop drawings which have been created by the building contractor, or sub-contractors Providing the building contractor with instructions, supplementary details and clarification of the contract documents. Reporting back regularly to you regarding progress, time and cost of the project Coordination of construction services Coordination of variations, with your approval Assess and determine the building contractor’s progress claims and issue certificates Assess the building contractor’s claims for any extensions of time Adjust prime cost, provisional sums and other monetary sums Instruct the building contractor to correct defects and finish any incomplete work Assess, determine and issue notice of completion Monitor the variations/budget and make the appropriate adjustments to achieve budget 4.2. Post-Construction • During the defects liability period, instruct the building Contractor in regard to incomplete work and rectification of defects • If required, advise the client and coordinate the procedure for the rectification of any defective work by others • Assess and determine final completion and issue the final certificate