Cunningham Gill Architects offer a range of architectural services from concept and advice reports through to full documentation. We offer these services in a variety of forms that can be tailored to best suit your project needs, including:

• time charge
• fixed price reports
• partial design services to DA or Construction Certificate stage
• full design services including tendering and construction administration

INITIAL SITE VISIT

It is important that we meet with you and your family to discuss your exciting new project.  At this initial meeting, we require around 1 hour of your time to develop a brief which includes your accommodation needs and your budget.  We require all survey material of your property and ideally a Section 149 Certificate from your local Council.  From this initial meeting, we develop a return brief and consultancy fee proposal which describes the services from concept to completion.

We carry out this service at a lump sum fee of $200 plus GST.

ARCHITECT DESIGN AND ADVICE REPORTS

ARCHITECT DESIGN REPORT

An architect design report includes an initial site visit and meeting with you and your family.  We discuss your budget and accommodation requirements, take rough measurements and photographs of your home.  We make preliminary discussions with Council to establish the opportunities and constraints of your site.  We use the information gathered from Council and yourselves in order to prepare a concept sketch masterplan design of your home which will best suit your needs.  We prepare a rough opinion of probable cost based on the current market trends to best meet your budget and accommodation needs.

We provide you with a consultancy fee proposal should you wish to progress the project to the design development stage.

We carry out Architect Design Report  at a lump sum fee of $1,800 plus GST.

ADVICE REPORT

We also offer an advice only service where we meet with you on site, discuss your needs, make preliminary investigations with your local Council and prepare a one page report on our findings.  This service excludes a concept sketch plan design.

We carry out the Architect Advice only at a lump sum fee of $600 plus GST

ARCHITECTURAL SERVICES

We offer a traditional architect design services from concept stage to completion.  Our services are based on the Australian Institute of Architects standard consultancy fee agreement.

Our fees for full services range from 5% to 8% of the construction cost and are broken down into the following categories.  Our fees are billed at the end of the month or at the end of each stage of the project.

A1              SCHEMATIC DESIGN

PRELIMINARY DESIGN DRAWINGS

Site analysis, preparation of preliminary sketch plan designs on CAD and rough opinions of costs.

A2              DESIGN DEVELOPMENT

DESIGN DEVELOPMENT DRAWINGS

Preparation of design drawings including plans, sections and elevations.

A3              DEVELOPMENT APPLICATION DOCUMENTATION

DEVELOPMENT APPLICATION PERMIT DRAWINGS (DA)

Preparation of Statement of Environmental Effects (in co-ordination with planner as required), Waste Management Plan & Shadow Diagrams.  One (1) informal pre-lodgement meeting with Council has been allowed.

A4              CONTRACT DOCUMENTATION

CONSTRUCTION CERTIFICATE (CC)

Preparation of Construction Certificate including  specifications and coordination with the engineering sub-consultants’ information suitable for Council submission.

CONTRACT DOCUMENTATION (CD)

Detailed documentation including interior design.  This includes selections of finishes, interior layouts, ceiling plans, electrical layouts, detailed wall sections and plan details to enable the contractor to construct the works.  We will have two design meeting to discuss electrical plans, colours and finishes, fixtures and fittings.

A5/A6       CONTRACT ADMINISTRATION

SUPERINTENDENCE (hourly rates or capped monthly fee)

Tender action, including receiving and reporting on tenders and assessing tenders.  Signing  up a contractor on a suitable Building Contract.  Administration of the contract, including regular site inspections and dealing with on-site issues.

CONTRACT ACCOUNTING (hourly rates or capped monthly fee)

Assessing the contract progress claims, issuing certificates, processing variations and providing cost management reports.

STAGES OF PROJECTS

Schematic / Concept Design

Concept design comprises two phases: pre-design, the research and information-gathering phase; and design, during which we explore sketch plan design options appropriate for your project for your consideration.

Design development

During the design-development phase we shall develop the approved concept plan design and provide further documentation such as develop elevations and sections, coordinate the work of specialist consultants required at the pre-da stage, provide a preliminary schedule of proposed finishes, review the developed design against the budget and coordinate, and prepare an updated estimate of the cost of the works.

Authority approval (DA)

The information required for DA (Development Application) will include documentation such as a statement of environmental effects, waste management plans, preparation of checklists for compliance with Council or Housing Code requirements;  shadow diagrams;  co-ordination of consultants which may include Heritage, Sustainability Consultants (Section J or BASIX);  Hydraulic engineers for stormwater;  Arborists reports;  Bushfire reports, Traffic reports, etc.  There will also be a requirement for the collation of multiple copies drawings and reports.  The department within Council who assess your DA are the Planning Department.  Their focus is to do with the design of your project within the urban context.

Contract documentation (CC or CDC)

Following approval of your development application, we proceed to the second stage of the approval process with your local authority.  This is the CC stage (Construction Certificate) and is assessed by either your local Councils’ building department (quite separate to the planning department who assesses your DA) or alternatively, you could use a private certifier.  The role of the building department/private certifier is to assess your project for compliance with the NCC (National Construction Code – formerly the BCA).  Their focus is primarily the safety of your building and ensuring your building complies with safe building practices.

Therefore, Planning Department = Design & Aesthetics where the Building Department = Building Codes & Australian Standards

The documentation required for your Construction certificate or complying development certificate will include checklists for compliance with the Housing Code (CDC only);  BCA checklist;  DA Conditions compliance checklist (DA only);  co-ordination of consultants which may include a structural engineer, civil engineer, hydraulic engineer, sustainability, etc.

The second stage of the contract documentation is the preparation of information to best describe the scope of works for your project.  This will be detailed documentation including interior layouts, ceiling plans, electrical plans and finishes in order for you to go to the market and ask building contractors to prepare a lump sum price for your project.

CONTRACT ADMINISTRATION AND CALLING OF TENDERS

With full tender documentation (contract documentation as described above), the documentation can be issued to around 3-4 building contractors to provide you with a lump sum price.  For project values between $100K to $2M we use the current ABIC SW (2008) building contract.  This is an architect administered lump sum contract that is approved by NSW Department of Fair Trading for residential projects.  The building contractors obtain prices from their sub-contractors and with full documentation can provide you with the opportunity to compare the prices provided by each of the tenderers (building contractors).  Each tenderer will provide a lump sum price along with a programme for the works (including their earliest commencement date).  We recommend you interview each tenderer before making a final decision on your selected building contractor.

The architect meets with the builder every fortnight, takes detailed minutes of the site meetings, inspects the work for quality and compliance with the documentation, responds to RFI’s (requests for information from the building contractor);  assesses progress claims;  assesses the building programme;  assesses buildings request for variations;  issue of architects instructions;  preparation of Progress Certificate and other accounting associated with the project.

Once the project reaches Practical Completion, the architect inspects the works and in conjunction with the Client and the Builder, agrees a list of any defective and incomplete work that must be addressed by the builder.The Contract provides a period after completion, typically 6 months, during which the Builder is required to rectify any items that arise.