The Process
What are 'Preliminary' and 'Definitive Design'?
After the initial consultation, a sketch outlining the scope of work is produced. We then start investigating the best way of achieving the desired outcome. We work with our client to find out exactly what they want to achieve and how they want it to look. This process may involve producing several sets of sketches and drawings to ensure that everything is just right.
The first part of the process is the Preliminary Design. During this we measure up the existing house, if it is an alteration, and perform some special tests on the ground. We draw plans to make sure the spaces are correct, some elevations of the building and a 3D sketch if it is required. Once these are in essence correct, we move on to Definitive Design.
During Definitive Design we double check the planning codes and investigate any other issues that may arise. We also work with the client to select materials for the building, interior items such as gas fires, hot water heating options and many other items. Once everything is correct the design process is finished and the Working Drawings start.
What are Working Drawings?
Working Drawings are the technical instructions for the builder to follow to build the project. These are also given to the Council to check and issue a building consent. During the Working Drawings there may be minor changes to the design to accommodate either the construction methods or if the client has second thoughts or new ideas. Any major changes may require the project or parts of the project to go back to the Preliminary Design stage.
For an average house there may be 15-20 A3 sheets of paper full of drawings and writing. Most of this is unintelligible jargon to the uninitiated, but means a lot to the builder. Along with the drawings comes a full written document that explains which products to use and includes more detailed instructions. This is the 'Specification'.
What is Tendering?
Tendering is the formal process of obtaining fixed price quotes for the building work. Once the Working Drawings have been completed the project can be tendered to a number of builders. We recommend that a maximum of four builders be selected. We have a list of builders we have worked with and can recommend for particular projects. However you can recommend your own builders if you wish.
During the tender, Ap Design answers all questions from the builders and issues notice to tenderers to clarify any points. Tenderers are given a specific time on a given day to supply a price (usually six weeks). Once the tenders are received, the process of evaluating and negotiation is started. During the negotiation phase we act on the client’s behalf to ensure they are getting the best deal within their budget.
What does Contract Administration involve?
Once the project price has been accepted the contract is signed. AP Design supplies specific conditions of contract for the builder and the client to sign. These contract conditions ensure that both parties know exactly what is expected of them during the contract.
During the project AP Design checks that the progress payments supplied by the builder are correct before the client pays them. We also keep a close eye on any variations to the contract price.
During the project we will hold regular site meetings where we assess that work dne to date is in accordance with the drawings. We also act on the client's behalf should there be any concerns. The builder will have direct access to our knowledge during the project and AP Design will often supply additional drawings to solve specific problems or visit the site to discuss progress with the builder. This gives the builder confidence he will be supported during the building process.
Will I need a Building Consent?
Almost all building work requires a Building Consent. The Christchurch City Council web site
www.ccc.govt.nz/QuickAnswers/BuildingPlanning/ has a very good list of projects that require a consent. In general, if you are replacing an item in your house like for like, such as the kitchen bench or a window, then no consent is required. However if the window is bigger or the sink is in a different location then a consent is required.
Will I need a Resource Consent? What is a neighbours' consent?
All local authorities have planning regulations that you must either comply with or apply for a resource consent. Issues that generally trigger a resource consent are proximity to boundary and recession plane intrusion. For the council to allow you to proceed they may require proof of your neighbour's permission. AP Design can provide all of the written documents, but you will need to approach the owner of the neighbouring house that is affected and gain their permission in the form of a signed consent. We recommend you discuss your project with your neighbour before taking over the form for them to sign.
Should your neighbour not consent to your project you will need to apply for a Limited Notified Consent. AP Design can also assist you with this should it be necessary.