How we work
The Architectural Process
Starting from the overall concept, through to the fine details, this is the classic sequence for any project. We’ll be with you every step to avoid double handling and backtracking, to assure peace of mind.
PlaceMate Architects’ services are flexible and customised to suit you.
After you’ve viewed our step-by-step process below, click this link if you want to know more about how your Brisbane character home can be used and developed.
For your renovation, a site visit gives even more opportunity for us to inspect your home and help you decide how much – or how little – you’d like PlaceMate Architects to help with. It’s up to you how much change and what level of detail you’d like us to take. We can provide a full project outline once the consultation is completed.
Every project is different, and some steps might not apply to yours. Essential steps however are marked with (✱).
The first step to your better home begins with a free onsite consultation with an Architect. You can explain and discuss your ideas and vision for some credible feedback. We evaluate your current place and imagine your future home.
For PlaceMate Architects, this initial meeting serves as a foundation for our collaborative relationship.
From the Free Onsite Consultation, PlaceMate Architects provides a comprehensive project outline. This serves as a roadmap for the architect and the client to collaboratively embark on the exciting journey of designing your dream home.
We provide:
• A written document that has a detailed brief outlining your vision aligned to the PlaceMate design philosophy.
• Quoted PlaceMate fees, projected timing, anticipated budgets for consultants and government fees at each stage.
Our fundamental process – Measure Twice, Cut Once.
The preparation of a concept design is a crucial stage in the architectural process, laying the foundation for the entire project. We provide a detailed reality check before starting the concept.
You will have proper preparation before any design which may include:
• Accurate detailed surveys;
• Measured drawings of the existing home;
• Specialist reports e.g. flooding, bushfire, sonar location of sewers, acoustics.
The concept design – first draft, is for your review and stage provides an accurate impression of the project. If it’s a masterplan, it will show the finished product and a minimum first stage.
We know that many people struggle to read plans, So we prepare a 3D virtual model of the project, similar to a video game and walk you through the place.
We will meet with you to discuss the concept drawings, which include:
• A3 concept images of the key views of the finished project, (so anyone can understand).
• A3 colour 1:100 floor plans, 4 elevations to show the roof height and levels.
• A video of the walk through, to share with your brains trust.
Second Draft is an essential stage, ensuring PlaceMate Architects have truly captured the essence of your dream home vision.
This is the point in the process where more time is invested early to resolve the design when you open the conversation with builders and engage more consultant reports.
The design is ‘tested on paper’ to reduce approval hassles, fit an indicative budget, suit construction timelines, and create a harmonious resolution.
Stage one is Town planning. It is crucial to work closely with local authorities when preparing a Development Application. A planning approval is valid for 4 years, but even trivial changes can trigger a second application (which is why PlaceMate spends so much time in Concept Design Revisions)
There are different levels of approval. PlaceMate Architects and our expert planners collaborate closely to create the best case argument for the most non-controversial application, within a complex web of competing rules and guidelines.
We will provide you with:
• Planning application supported by edited drawings that are easy for your neighbours to understand (so your application isn’t sidelined with egregious objections).
• 3D proposal images.
• 1:100 plans and elevations edited to illustrate only the issues that are relevant to town planning and to look pleasant in its context.
Stage Two of Documentation – provision of documents are mandatory for all projects before construction commences. These must comply with the National Construction Code (NCC) and the Queensland Development Code (QDC) for a Building Contract.
The Building Approval is concerned with the technical soundness of your building. e.g. energy usage/saving – structure, acoustics, fire, boundary clearances, accessibility, and plumbing approval. Your kitchen and finishes are irrelevant.
PlaceMate Architects will provide you with:
• Working drawings that builders may legally build from.
• All the documents that a certifier needs to issue an approved set of drawings for Building Approval.
NB: Some banks won’t finalise a loan or release funds until they receive a “stamped set of approved plans”. But there are four more important steps to be completed. Check in WHAT YOU DO to find out more.
Stage Three of Documentation in parallel with the Building Application. The certifier might not care about your home’s particular styling, but the builder and sub-contractors want to know precisely what you want, so they can quote accurately for time and cost.
PlaceMate will provide you with:
• A fully documented project, avoiding provisional sums and ambiguities as much as possible.
• 1:50 plans and elevations of every wall of every wet area, kitchen, piece of built-in furniture and ‘bespoke’ item to co-ordinate with the many sub-contractors.
• Completed Schedule of Finishes, listing every specific item that the builder should include in the contract sum and be responsible for in his contract: every plumbing fixture, appliance, tile, floor, wall, ceiling surface, cornice, handle, balustrade, air-conditioning, security, hot water and solar panels etc.
More often than not, we invite the same trustworthy builders you met back at the end of the Concept Design, and you did due diligence while the BA was prepared.
PlaceMate will provide a complete tender package, ready to quote. This includes all the documents we’ve been preparing for months, in a tidy layout.
PlaceMate aims for a smooth build – creating a collaborative workspace for the scores of people who will play a part in building your property. As registered architects, we act as an independent agents administering the legal obligations of the building contract.
You will receive:
• Weekly or fortnightly progress reports including photos and To-Do lists.
• Independent assessment of builder’s claims for time and money.
• Back up to deal quickly with whatever happens onsite.
