A focused approach to ensure quality

A focused approach to ensure quality

The services we offer are principally structured around the stages of a project; project feasibility, design development, project documentation, and construction management.

We meet with all potential clients to understand their aspirations for their project – design brief, site, delivery and budget. From this, a scope of services along with related fees can be agreed.

Project feasibility

Developing the brief
Listening to you about your vision and goals, your budget and timeframes helps define the essential aspects of the project for you.

This information forms a template for important decisions about the project. A brief enables the client to understand exactly what they want their architect to achieve with their project and allows the architect to appreciate the most essential aspects.

Investigation
The viability of any building project is the fit between four key aspects: the brief, the site, the budget and the programme.

From these key elements come the desires, functionality needs, the physical context and consenting issues that form design parameters, budget constraints and timing.

A project feasibility study explores the parameters of these elements and provides an analysis of options.

Project documentation

Describe
Project documentation is the production of detailed contract documentation for pricing, consenting and construction.

Rushton Architects’ philosophy is the time investment to produce comprehensive project documentation cannot be compromised. This uncompromising approach is borne out from the fact that the level of detail at this stage of a project corresponds to the level of quality and cost control during construction.

Often other consultants have been involved in designing parts of the project. Consultants work relate to structural engineering, services and scheduling.

Approve
Once the project documentation is completed a building consent can be applied for.

Territorial authorities often request additional information. While our building laws and codes are national, the information requests are generally specific to each council staff and district plan interpretation.

Rushton Architects’ commitment to a high level of detail avoids major delays in the consenting stage.

Design development

Explore
Concept design sketches describe our initial ideas and responses to the client’s brief and the site’s parameters. Usually plans, and 3D computer model drawings are presented.

Review
These first sketches are not set in stone. They are a framework for discussions about the project and its design direction. The client is encouraged to voice their views on what they like or dislike, how they think it relates to their brief.

There is likely to be a number of meetings between the client and architect to consider and refine the concept design until the design concept is signed off on.

Test
Project cost estimation is undertaken at this stage to marry the design and budget expectations. This is undertaken by an independent quantity surveyor or contractor to ensure impartial assessment of the potential construction cost against the project budget.

Further project cost estimation is undertaken at the completion of the developed design if any refinements made have cost implications.

Consult
Early consultation with territorial authorities is prudent to flush out any issues as often they can be subjective.

If a resource consent is required, the application can be lodged at this stage to allow the council to make their decision, and any resultant design changes into the developed design without causing undue time delays.

For staged or large-scale projects, it can be prudent to apply for a project information memorandum to ensure the territorial authority defines any issues.

Refine
Design development is simply bringing the design concept into focus. The sketch designs are developed in form, structure, materials and services.

This development is done with through computer modelling so all aspects of the built environment can be explored in the design stage. Presentations, discussions and refinement take place during this stage to agree the final developed design.

Project construction

Engage
The engaging of a suitable contractor under suitable contract conditions is critical to the success of a project.

There are varied ways of approaching the appointment of a contractor. The recommended options are:

Selected Fixed Price Tender
Tenders are selected by agreement with the client – often with expressions of interest sought. This selection can factor in such matters as quality of their work, experience, reputation and ability to meet the construction program. The contractor is then selected on lowest tender price or post-tender negotiated price.

Selected GMP
Tenders or a selected contractor provide a ceiling contract price and schedule of rates. During construction, the contractor accounts for the expenses on a “time and materials” basis.

The owner has the assurance that the cost will not exceed the upper limit yet can benefit from any savings the contractor achieves.

The essential advantage of a GMP contract is that the owner, architect, and contractor can form a team with the common goal of producing the most desirable building at the most economical price.

Rushton Architects recommends the NZIA’s Standard Conditions of Contract for most projects. The contracts are comprehensive and allow for impartial review of quality and cost.

Observe
Construction observation ensures the built product matches the aesthetics, quality, timing of the project documents. It is a protection of the financial investment the client is making in the building.

Key aspects of this are the regimented site meetings. These allow for quality control, program review, and progress and the project cost analysis.

Part of the role is issuing site instructions to the contractor, processing progress claims against work completed, and ensuring all contractual duties are completed the job. These include fixing any defects in the work, providing guarantees and obtaining the certificate code of compliance.

Review
Post occupancy reviews vary from informal discussion for small residential projects through to a completed report for commercial and institutional projects. They are essentially a review of how effectively the built environment meets the project brief.

A focused approach to ensure quality

The services we offer are principally structured around the stages of a project; project feasibility, design development, project documentation, and construction management.

We meet with all potential clients to understand their aspirations for their project – design brief, site, delivery and budget. From this, a scope of services along with related fees can be agreed.

Project feasibility

Developing the brief
Listening to you about your vision and goals, your budget and timeframes helps define the essential aspects of the project for you.

This information forms a template for important decisions about the project. A brief enables the client to understand exactly what they want their architect to achieve with their project and allows the architect to appreciate the most essential aspects.

Investigation
The viability of any building project is the fit between four key aspects: the brief, the site, the budget and the programme.

From these key elements come the desires, functionality needs, the physical context and consenting issues that form design parameters, budget constraints and timing.

A project feasibility study explores the parameters of these elements and provides an analysis of options.

Design development

Explore
Concept design sketches describe our initial ideas and responses to the client’s brief and the site’s parameters. Usually plans, and 3D computer model drawings are presented.

Review
These first sketches are not set in stone. They are a framework for discussions about the project and its design direction. The client is encouraged to voice their views on what they like or dislike, how they think it relates to their brief.

There is likely to be a number of meetings between the client and architect to consider and refine the concept design until the design concept is signed off on.

Test
Project cost estimation is undertaken at this stage to marry the design and budget expectations. This is undertaken by an independent quantity surveyor or contractor to ensure impartial assessment of the potential construction cost against the project budget.

Further project cost estimation is undertaken at the completion of the developed design if any refinements made have cost implications.

Consult
Early consultation with territorial authorities is prudent to flush out any issues as often they can be subjective.

If a resource consent is required, the application can be lodged at this stage to allow the council to make their decision, and any resultant design changes into the developed design without causing undue time delays.

For staged or large-scale projects, it can be prudent to apply for a project information memorandum to ensure the territorial authority defines any issues.

Refine
Design development is simply bringing the design concept into focus. The sketch designs are developed in form, structure, materials and services.

This development is done with through computer modelling so all aspects of the built environment can be explored in the design stage. Presentations, discussions and refinement take place during this stage to agree the final developed design.

Project documentation

Describe
Project documentation is the production of detailed contract documentation for pricing, consenting and construction.

Rushton Architects’ philosophy is the time investment to produce comprehensive project documentation cannot be compromised. This uncompromising approach is borne out from the fact that the level of detail at this stage of a project corresponds to the level of quality and cost control during construction.

Often other consultants have been involved in designing parts of the project. Consultants work relate to structural engineering, services and scheduling.

Approve
Once the project documentation is completed a building consent can be applied for.

Territorial authorities often request additional information. While our building laws and codes are national, the information requests are generally specific to each council staff and district plan interpretation.

Rushton Architects’ commitment to a high level of detail avoids major delays in the consenting stage.

Project construction

Engage
The engaging of a suitable contractor under suitable contract conditions is critical to the success of a project.

There are varied ways of approaching the appointment of a contractor. The recommended options are:

Selected Fixed Price Tender
Tenders are selected by agreement with the client – often with expressions of interest sought. This selection can factor in such matters as quality of their work, experience, reputation and ability to meet the construction program. The contractor is then selected on lowest tender price or post-tender negotiated price.

Selected GMP
Tenders or a selected contractor provide a ceiling contract price and schedule of rates. During construction, the contractor accounts for the expenses on a “time and materials” basis.

The owner has the assurance that the cost will not exceed the upper limit yet can benefit from any savings the contractor achieves.

The essential advantage of a GMP contract is that the owner, architect, and contractor can form a team with the common goal of producing the most desirable building at the most economical price.

Rushton Architects recommends the NZIA’s Standard Conditions of Contract for most projects. The contracts are comprehensive and allow for impartial review of quality and cost.

Observe
Construction observation ensures the built product matches the aesthetics, quality, timing of the project documents. It is a protection of the financial investment the client is making in the building.

Key aspects of this are the regimented site meetings. These allow for quality control, program review, and progress and the project cost analysis.

Part of the role is issuing site instructions to the contractor, processing progress claims against work completed, and ensuring all contractual duties are completed the job. These include fixing any defects in the work, providing guarantees and obtaining the certificate code of compliance.

Review
Post occupancy reviews vary from informal discussion for small residential projects through to a completed report for commercial and institutional projects. They are essentially a review of how effectively the built environment meets the project brief.

The services we offer are principally structured around the stages of a project; project feasibility, design development, project documentation, and construction management.

We meet with all potential clients to understand their aspirations for their project – design brief, site, delivery and budget. From this, a scope of services along with related fees can be agreed.

Project feasibility

Developing the brief
Listening to you about your vision and goals, your budget and timeframes helps define the essential aspects of the project for you.

This information forms a template for important decisions about the project. A brief enables the client to understand exactly what they want their architect to achieve with their project and allows the architect to appreciate the most essential aspects.

Investigation
The viability of any building project is the fit between four key aspects: the brief, the site, the budget and the programme.

From these key elements come the desires, functionality needs, the physical context and consenting issues that form design parameters, budget constraints and timing.

A project feasibility study explores the parameters of these elements and provides an analysis of options.

Project documentation

Describe
Project documentation is the production of detailed contract documentation for pricing, consenting and construction.

Rushton Architects’ philosophy is the time investment to produce comprehensive project documentation cannot be compromised. This uncompromising approach is borne out from the fact that the level of detail at this stage of a project corresponds to the level of quality and cost control during construction.

Often other consultants have been involved in designing parts of the project. Consultants work relate to structural engineering, services and scheduling.

Approve
Once the project documentation is completed a building consent can be applied for.

Territorial authorities often request additional information. While our building laws and codes are national, the information requests are generally specific to each council staff and district plan interpretation.

Rushton Architects’ commitment to a high level of detail avoids major delays in the consenting stage.

Design development

Explore
Concept design sketches describe our initial ideas and responses to the client’s brief and the site’s parameters. Usually plans, and 3D computer model drawings are presented.

Review
These first sketches are not set in stone. They are a framework for discussions about the project and its design direction. The client is encouraged to voice their views on what they like or dislike, how they think it relates to their brief.

There is likely to be a number of meetings between the client and architect to consider and refine the concept design until the design concept is signed off on.

Test
Project cost estimation is undertaken at this stage to marry the design and budget expectations. This is undertaken by an independent quantity surveyor or contractor to ensure impartial assessment of the potential construction cost against the project budget.

Further project cost estimation is undertaken at the completion of the developed design if any refinements made have cost implications.

Consult
Early consultation with territorial authorities is prudent to flush out any issues as often they can be subjective.

If a resource consent is required, the application can be lodged at this stage to allow the council to make their decision, and any resultant design changes into the developed design without causing undue time delays.

For staged or large-scale projects, it can be prudent to apply for a project information memorandum to ensure the territorial authority defines any issues.

Refine
Design development is simply bringing the design concept into focus. The sketch designs are developed in form, structure, materials and services.

This development is done with through computer modelling so all aspects of the built environment can be explored in the design stage. Presentations, discussions and refinement take place during this stage to agree the final developed design.

Project construction

Engage
The engaging of a suitable contractor under suitable contract conditions is critical to the success of a project.

There are varied ways of approaching the appointment of a contractor. The recommended options are:

Selected Fixed Price Tender
Tenders are selected by agreement with the client – often with expressions of interest sought. This selection can factor in such matters as quality of their work, experience, reputation and ability to meet the construction program. The contractor is then selected on lowest tender price or post-tender negotiated price.

Selected GMP
Tenders or a selected contractor provide a ceiling contract price and schedule of rates. During construction, the contractor accounts for the expenses on a “time and materials” basis.

The owner has the assurance that the cost will not exceed the upper limit yet can benefit from any savings the contractor achieves.

The essential advantage of a GMP contract is that the owner, architect, and contractor can form a team with the common goal of producing the most desirable building at the most economical price.

Rushton Architects recommends the NZIA’s Standard Conditions of Contract for most projects. The contracts are comprehensive and allow for impartial review of quality and cost.

Observe
Construction observation ensures the built product matches the aesthetics, quality, timing of the project documents. It is a protection of the financial investment the client is making in the building.

Key aspects of this are the regimented site meetings. These allow for quality control, program review, and progress and the project cost analysis.

Part of the role is issuing site instructions to the contractor, processing progress claims against work completed, and ensuring all contractual duties are completed the job. These include fixing any defects in the work, providing guarantees and obtaining the certificate code of compliance.

Review
Post occupancy reviews vary from informal discussion for small residential projects through to a completed report for commercial and institutional projects. They are essentially a review of how effectively the built environment meets the project brief.