What does an architect do?
AVL works closely with clients to establish what you need from the
project. Our role is to translate your ideas into a comprehensive, integrated
design that takes your ideas (and budget) into account. We analyse the
physical character of each site; we will consider a building's orientation
to the sun and prevailing weather, its address to the street, its environmental
impact and the character of surrounding buildings when developing a plan
for a renovated site or new building. AVL works closely with clients to
ensure that the form and finishes of the proposed building result in the
creation of a beautiful space.
AVL also manages the progress of a client's plan through council, as
described below.
How much does it cost to renovate an existing building or plan a new
one?
We will establish what your budget for a project is, and use this to
develop a set of sketch plans. From this, we can engage a Quantity Surveyor
to provide a detailed breakdown of the building's cost. This gives us
a working document which is used to make informed decisions when selecting
items such as bathroom fixtures, the level of finish or extent of built-in
joinery.
Projects in the inner areas of Sydney have a base building cost starting
at approximately $3,500 per square metre depending on the size of the
project and level of finish.
What is the first step in starting a project?
Survey
A survey of the building site needs to taken by a qualified surveyor.
It will take account of all existing features of the site including current
wall layouts, the proximity of neighbouring buildings and the level and
height of all adjacent elements.
Sketch Design
The first stage of the architects work is to use the survey information
to create a set of drawings which represent the existing built context.
This will become the base for the proposed design which will be presented
to the client in the form of pencil sketches. This Sketch Design will
describe the layout of the planning and give an indication of the overall
form and "look" of the project.
What comes next?
Detailed Design
When the client is satisfied that the Sketch Design will meet their
requirements, we move into the second stage known as Detailed Design.
Here the documents are transferred to the computer using CAD to be refined
to a level where they will be acceptable for submission to council for
a DA. The length if time it takes the council to assess the DA ranges
from six weeks to about six months depending on the complexity of the
proposal and the volume of applications the council is assessing.
Construction Certificate
After you have a DA the next approval process is the Construction Certificate.
Extra detail is added to the DA documents to demonstrate compliance with
Australian Standards and codes. The CC documents will also need to address
any Conditions of Approval from the DA. The client can choose to have
the CC assessed by the council or by a private registered certifier. At
this stage we also need to elect the Principal Certifying Authority which
will become the building inspector for the construction process and issue
the final certificate to occupy the building.
Construction Documentation
The next stage of architects services is to draw all of the details
which are important to describe to the builder how to make the building
so that each part of the project is consistent with the expression of
the whole building. AVL will also prepare a schedule of fixtures and finishes
in accordance with the clients preference and the budget as mentioned
above.
During Construction
There are many options for the building stage of the project. Whilst
the choice of builder is the clients decision, many AVL projects are built
by Detail Construction our sister company. This partnership allows a seamless
integration of architectural and building services to achieve the highest
possible level of finish and detail for the available budget.
When do you need to go to the council for a DA?
If you are planning a new structure or substantially changing the structure
of an existing building, a Development Application (DA) must be lodged
with your local council to ensure that your plans comply with their Development
Control Plan (DCP) and Local Environment Plan (LEP). We can advise you
if a DA will be required.
If a DA is required, AVL will produce a detailed set of drawings and
submit them to council. The minimum length of time most councils spend
on assessing your DA is six weeks; six months is the average.
Who builds what the architect has designed?
AVL can offer clients integrated architectural and building services
through our associated company, Detail Construction.
How long does it take to get from the sketch design stage to a completed
renovation or new building?
The length of time of a project depends on a number of factors, including
the size and scale of the work proposed. A project that requires a DA
will typically take twelve months in development and approvals before
it is ready to build.
