© 2002-2020 Bluepencil Ltd.
Level 1, 148 Fergusson Drive, Upper Hutt 5018, New Zealand
PO Box 48-055, Silverstream, Wellington
+64 4 385 0143
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The Process
The following section explains the processes and stages involved with the design, consent, tendering and construction phases of a typical project.
Initial Meeting
Our initial meeting is always free and without obligation. It is a chance to meet to discuss ideas, tastes, constraints and possibilities. An important aspect of the initial meeting is to gain an understanding of the site, whether that is a bare plot of land, or an existing building to be extended.
At this initial meeting we will always advise if we believe the project to be unrealistic in terms of the site, the relevant territorial requirements or the budget.
Overall, the information gained will form the basis of our fee proposal, so ideally all aspects of a potential project should be discussed at the outset. These meetings are generally informal and provide a great opportunity to introduce the people involved.
Overall, the information gained will form the basis of our fee proposal, so ideally all aspects of a potential project should be discussed at the outset. These meetings are generally informal and provide a great opportunity to introduce the people involved.
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Fee Proposal
In the days following the initial meeting we will send back our fee proposal, which is divided into several discrete stages. Some of these stages will not be applicable to all projects, and these will be identified as such in the proposal.
Typically the stages, after approval of the fee proposal, are as listed below and described in each of the steps to follow:
Site Survey – Concept design – Developed Design – Resource Consent – Working Drawings – Consent Approval – Tendering – Construction
Site Survey – Concept design – Developed Design – Resource Consent – Working Drawings – Consent Approval – Tendering – Construction
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Site Survey
The site survey typically will take about an hour and will be scheduled to suit you. We need minimal contact at this point, and it is more about performing an accurate measure up of the existing building. We will move room to room and look to record the required information with a minimum of disruption.
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Concept Design
In the initial concept design meeting two 2D options will be presented, including plans and elevations. In many cases a 3D representation of the proposal will also be done. The drawings presented will accurately convey the ideas and proposals for discussion. All drawings will be to scale and two copies will be left with you, after the meeting, for later perusal.
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Developed Design
Once a concept design has been settled upon, further development of that proposal is required in preparation for the building consent drawings. Concept refinements are incorporated and detailed aspects of the proposed design are confirmed. The intention at the end of this stage is be able to move forward without any significant changes required.
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Resource Consent
On many occasions the limitations of the site and/or the proposed building usage, will require a resource consent approval from the local Territorial Authority. Typical residential non compliances include breaching sunlight access or height planes, exceeding allowable site coverage or not being able to achieve the required yard set backs.
Where possible any proposed design should seek to avoid the necessity for a resource consent. If unavoidable, the number of non compliances should be minimised as much as possible. A good early strategy is to consult with any obviously affected parties to keep them in the loop and seek to gain their approval. The council may determine others are affected once the application is accepted.
A resource consent application requires the following:
— The required application fee
— A certificate of title less than 3 months old
— The completed Territorial Authority application form
— Drawings including the existing and proposed site plans, building plans and elevations
— An Assessment of Environmental Effects report
— The required application fee
— A certificate of title less than 3 months old
— The completed Territorial Authority application form
— Drawings including the existing and proposed site plans, building plans and elevations
— An Assessment of Environmental Effects report
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Working Drawings
The working drawings consist of a detailed set of plans suitable for a building consent application, and to allow accurate pricing by a builder. This stage is typically longer than the rest, due to the complexity and number of drawings required. In addition to the plans a detailed and job specific specification is prepared.
A typical set of working drawings would include:
Title page; Location plan (1:500); Site plan (1:200)
Existing plans (1:50); Proposed plans (1:50); Foundation plan (1:50)
Roof plan (1:50); Framing plans (1:50); Reflected ceiling plan (1:50)
Proposed elevations (1:50); Proposed sections (1:50); Proposed details (1:5)
Reflected ceiling plan (1:50); Floor finishes plan (1:50); Wall finishes plan (1:50)
Joinery drawings (1:20); Electrical plan (1:50); Drainage plan (1:50)
Door and window schedule (1:50)
Title page; Location plan (1:500); Site plan (1:200)
Existing plans (1:50); Proposed plans (1:50); Foundation plan (1:50)
Roof plan (1:50); Framing plans (1:50); Reflected ceiling plan (1:50)
Proposed elevations (1:50); Proposed sections (1:50); Proposed details (1:5)
Reflected ceiling plan (1:50); Floor finishes plan (1:50); Wall finishes plan (1:50)
Joinery drawings (1:20); Electrical plan (1:50); Drainage plan (1:50)
Door and window schedule (1:50)
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Building Consent Approval
The building consent is required to be assessed by council within 20 working days (or 1 month). During this time it is normal for some questions to be asked by council officers. They may ask for clarification of aspects of the design, or can request that additional information be supplied. In all cases Bluepencil is listed as the agent for the work, and will answer queries on behalf of the client. Any design or budget related issues will be referred to the client before a response to the council occurs.
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Tendering
Once a concept design has been settled upon, further development of that proposal is required in preparation for the building consent drawings. Concept refinements are incorporated and detailed aspects of the proposed design are confirmed. The intention at the end of this stage is be able to move forward without any significant changes required.
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Construction
Bluepencil offers project management services to oversee the construction of the building. The level of documentation we produce is always appropriate and suitable for construction, but questions can arise on site and we pride ourselves on our ability to work effectively with contractors. During the build we keep the client in the loop of any decisions made and required.
Once the consent is approved, the building work on site is required to exactly follow what is documented in the drawings. In most cases there are usually some amendments which need to be made, such as a previously undiscovered onsite issue or a desire to make a change. Any proposed amendments cannot add additional work to the original consent, and also require 20 working days for approval.
Once the consent is approved, the building work on site is required to exactly follow what is documented in the drawings. In most cases there are usually some amendments which need to be made, such as a previously undiscovered onsite issue or a desire to make a change. Any proposed amendments cannot add additional work to the original consent, and also require 20 working days for approval.
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DISCUSS YOUR PROJECT WITH US
Please feel free to get in touch to arrange a no obligation initial consultation.