Our Process

There is no, one size fits all when it comes to design. We believe in adapting our process to suit your individual needs. To explore the journey of one particular client and the process they embarked on, view their case study below.

Enquiry

Our clients contacted us via our website after reviewing our work online. They had recently purchased an 860m² site in North Beach and were interested in designing and building a new home for their family. After a brief discussion we suggested that an initial meeting at our office would be the best place to discuss their project further and explained that there were no charges for this initial meeting.

Initial Meeting & Project Brief

During the initial meeting, we spent close to three hours with our clients, discussing their family, their future plans and also taking a detailed project brief outlining all the requirements for their new home. Besides getting to know them and taking a project brief the meeting also gave them a chance to ask any questions as we talk them through the process and show them some of our previous work. We discussed what level of service they were looking for and explained expected time frames.

Quote/Schedule of Fees

Upon completion of the initial meeting we spent the next day reviewing the client’s project brief and all other notes gathered in the meeting. We referred to our job management software to review past similar projects which helped gauge how long the project should take. Once we had reviewed all of this information we could then provide the client with a quote / fee schedule that reflected the time required to complete their project. The client called us the next day to ask some basic questions relating to their quote and after a brief discussion they sent through the signed paperwork authorising us to start work on their project.

Inspiration & Collaboration

It’s at this stage that we requested sketches, pictures and any other inspiration our clients had gathered leading up to this point. Some of this information had been given to us during our initial meeting however any additional information that was still outstanding was sent through to us via email. As part of the collaboration process we also signed our clients up with a popular free photo sharing website that allowed them to save inspirational photos to a joint idea book that we could access online. This gave us a great insight in to their ideas and what it was they were trying to achieve.

Site Visit

We visited our client’s site a few days after our initial meeting and straight away we noticed that there was a left to right slope on the site of approximately one meter but nothing that would dramatically alter our approach to the design. We shifted our focus to the surroundings, looking at the road, potential views, orientation and any impact the neighbouring properties may have on the project.

Contour & Feature Survey

Our clients had not yet ordered a contour and features survey for their site and as such we provided them with two quotes from our suppliers and were quickly given authorisation to get the survey underway. The survey was completed a week later and provided us with the information we needed to begin the design, including but not limited to site levels, boundary dimensions and angles, locations of services and features on the site.

Preliminary Floor Plan Design

Our first point of call before starting the design was to investigate any local planning policies, easements, encumbrances or anything else that may affect the design moving forward. With the relevant local planning policies understood and the discovery of no easements or encumbrances on the site we started the floor plan design. We reviewed all of the information listed in our clients project brief and used our experience and creativity to produce a preliminary floor plan design that was now ready to present to the clients as revision one.

Design Improvements (Floor Plan)

The next couple of weeks were spent liaising with our clients and making any changes that they requested. There were no restrictions on the amount of changes they could make and with our advice and guidance we went back and forth a few times until they were one hundred percent happy with the floor plan design. The floor plan design focused heavily on the relationship between inside and outside, considered passive solar principles and created spaces within the home that were private yet not secluded which was ideal for their way of living. By taking the time to understand or clients and discuss their requirements, we delivered a floor plan that was custom designed to meet their families exact requirements whilst still remaining within their nominated budget.

Preliminary Elevation Designs

Based on the inspirational images collected by our client and through the use of our suggested photo sharing website, we had a good idea of what architectural styles they liked. Most of their images were of two storey modern homes with a large balcony at the front and a skillion roof, which was a contrast to the single storey home we were creating for them. We were experienced enough to look beyond two levels depicted in their images and instead focused on the architectural style and how this could be implemented in to their design. We first created a minimal, sleek, modern elevation with a large entry walkway covered by a butterfly roof and a skillion roof to the remainder of the home and they loved it. Unfortunately due to budget restraints the butterfly roof was later replaced with a skillion roof which in the end worked quite well, adding to the minimal simplicity of the design.

Design Improvements (Elevations)

The week following the preliminary elevation design was spent reviewing the remaining elevations and making minor adjustments to the front elevation and the windows throughout the house. We looked at each window individually and reviewed the size, height and type, paying particular attention to the large windows surrounding the pool and ensuring they all met the pool safety requirements. With all adjustments made and with our clients now one hundred percent happy with the elevations we moved on to the next stage.

3D Walkthrough

The 3D walkthrough is often the most exciting stage for clients. We created a 3D model of our client’s project which showed the house as it was going to be built. We included suggestions for colours and materials and were able to walk them through the house, room by room focusing on the spaces and the outlook they would have to the pool and garden areas. This 3D walkthrough was presented in our office however we later sent the 3D model to our client via email so it could be viewed on their tablet, smartphone or computer which gave them the time to review everything in detail and come back to us with any final changes.

Sun Study

With a big focus on passive solar design and what impact the sun would have on the home we were able to use the 3D model to complete a full sun study. The sun study showed the movement of the sun throughout the day and at different times of the year. This ensured that the provisions we made relating to eave depths and sun protection were adequate, allowing direct sunlight to enter the home in the winter months and keeping out the majority of direct sunlight in the hotter summer months.

Landscape Design

With a large site, you would assume the landscaping required to finish off our clients home would be extensive however the house, alfresco, pool area and other hard surfaces occupied the majority of the site. As per the clients request we had always designated a large North facing grass area towards the front of the home that directly connected to the alfresco allowing a perfect spot for their young children to play. We designed built in planter beds around the pool and focused most of the mature trees and garden beds towards the very front of the site, providing privacy to the home, alfresco and pool area.

External Colours & Materials

With the 3D model complete and some preliminary colours and materials suggested we focused our attention to finalising the external selections. The 3D model made this process much easier as we could apply almost any colour or material imaginable to the model for our clients to review. We focused on light colours with a natural white for the main render and an ivory travertine as a contrast in material. Whilst the 3D model was a great way to visualise their selections we also put together a mood board with samples so the combinations could be viewed in person and in varying light conditions. Viewing materials in person also allows the texture of the materials to be considered .

Planning Drawings (DA)

With the design completed, reviewed and approved by our client and the external colours and materials selected we were now able to start the planning / council drawings for their home. These drawings expand on the design already created and include all of the detailed and technical information that’s relevant to the council and the builder at this stage. This information will allow the council to assess the application adequately for development approval and provide builders and trades with preliminary information they need to provide preliminary quotes.

Preliminary Tendering

Our many years of experience and our ability to create a budget breakdown ensures our designs stay within the clients financial requirements. During the design stages we are constantly monitoring the budget to ensure everything stays on track, however we generally take things a step further and send the plans out for preliminary tendering. This preliminary tendering stage allows us to send the completed planning drawings to the prospective builders to get some preliminary quotes. This preliminary tendering stage gives our clients the additional peace of mind knowing the project has been reviewed by the builders that will later complete the full tendering process and gives us the added confidence to proceed to council submission.

Council Submission / Planning Approval

Upon completion of the preliminary tendering stage, we gathered all of the relevant forms, documents and plans along with any additional information required for council submission and presented these to our client. For this particular project the clients submitted the application to the council themselves, however we are able to submit applications on behalf of clients if required. Six weeks after the application was submitted, we received a response from the council requesting a small amendment to a landscaping wall located on the front boundary and after making this amendment and re-submitting the updated plans via email, we received planning approval for the project.

Selections & Specification

During the six weeks spent waiting for council approval, we suggested our clients work with us to create a specification for their project. This specification can be based on our standard allowances or we can create a custom specification outlining every selection required for the home including but not limited to appliances, basins, baths, taps, doors, tiles, bench tops, handles etc. The specification should be as detailed as possible and for this project the client chose to complete most of the internal selections themselves, liaising with us when required for advice or reassurance. This specification was crucial to the final tendering stage as it ensures the builders were quoting on the same products and finishes which ensures the quotes are comparable.

Working Drawings

The working drawings stage of any project is crucial, this is where the finer details are added to the plans. For most projects including this one, we created detailed drawings that would later be used by every trade throughout the build and it’s these drawings that influence how smoothly the build will go. The drawings include but are not limited to, detailed layouts for all wet areas including kitchen, bathrooms, laundry, BBQ area and also any cabinetry layouts required for study nooks and TV areas, floor plans, elevations, electrical plans, sections, details, roof plans, set out plans, site and storm water plans, landscaping plans etc. We created the initial working drawings for this project by using the previously created specification and the the previously approved planning drawings.

Working Drawings Improvements

As with most stages of the design and documentation process, we assumed the clients would have changes to make to the working drawings and in particular the cabinetry and electrical layouts. We worked with them to make all necessary changes to the plans so everything was perfect before moving on to the next stage.

Energy Efficiency Report

As with most projects, it was necessary to complete an energy assessment for the house to ensure the minimum requirements were met. We worked with our energy assessors to review the design and determine the energy rating. With this particular house the nominated insulation along with the correct orientation and passive solar considerations were enough to meet the minimum requirements. Once it was determined that the house met the minimum energy rating a report was issued by the energy assessors which would later form part of our application.

Engineering

Upon completion of the working drawings it was a requirement that the design be reviewed by a structural engineer and drawings created as part of the application for a building permit. We worked with our engineers to provide all the required information including a soil classification report and applied any relevant information to the working drawings.

Certification

Once we completed all the required works including, working drawings, energy efficiency report, soil report and engineering we worked with our certification consultant to obtain a certification for the project. This process was completed within a few days and would allow us to later proceed to council with a certified application which significantly reduces wait times.

Tendering / Builder selection

With all the relevant information now completed including, planning drawings / planning approval, a completed specification outlining all selections, energy efficiency report, engineering, soil report and certification we could now move on to the tendering stage. Earlier in the process we had considered three potential builders who provided preliminary quotes for the project. These builders were selected because they were best suited to the project and were trusted builders with proven track records. We were now in a position to seek fixed and final quotes from these builders and a few weeks later the quotes had all been prepared and we were ready to conduct interviews with the builders to review their quotes and determine their suitability. The next two weeks involved comparing all 3 builders, their quotes, timelines, current workload and simply how well the clients connected with them which finally resulted in the selection of a preferred builder.

Builder Contracts

It’s at this stage that the contract with the preferred builder was presented, reviewed and accepted by all people involved.

Council Submission / Building Approval

With a builder now selected we could submit the building application to the council, This can’t be done without nominating the selected builder on the application form which is why we had to wait until the selection was made. Within 2 weeks of submitting the application we had received a building permit which allowed construction to commence.

Consultation during Construction

Whilst our client’s main point of contact moving forward was the builder we were always on hand to answer any questions they had during construction and we were called upon a couple of times to make small changes to the plans as their preferences changed. We visited the site a few times during the construction process, to see how everything was coming together and were able to offer the clients the chance to meet with us if they preferred. Seeing the progress of the build was very rewarding from the start all the way through to the final handover and at any stage the clients could request our assistance with independent inspections and reports.

Finished Product

With the project completed and furniture selected we were able to meet with our clients to see the finished product. We had organised for our professional photographer to take some photos which gave us time to talk to our clients and get their feedback on the process. We were thrilled to hear how much they enjoyed the process and particular how grateful they were to have so much control throughout the process. The options for selections weren’t restricted, they got exactly what they wanted and were able to bring in some of their own appliances and light fittings.

Client Testimonial

We approached Blend Residential Designs with the hope they could deliver our dream home that would accommodate our changing needs. Not only did our designer deliver, they provided a service that truly exceeded our expectations. The project required a design that reflected our personalities and stood out as something unique to the area and we could not be happier with the end result.

Conclusion

We were thrilled to receive such positive feedback from our clients. This case study shows their journey and what worked for them, however we can alter our process and services to suit your individual needs.
Enquiry
Initial Meeting & Project Brief
Quote/Schedule of Fees
Inspiration & Collaboration
Site Visit
Contour & Feature Survey
Preliminary Floor Plan Design
Design Improvements (Floor Plan)
Preliminary Elevation Designs
Design Improvements (Elevations)
3D Walkthrough
Sun Study
Landscape Design
External Colours & Materials
Planning Drawings (DA)
Preliminary Tendering
Council Submission / Planning Approval
Selections & Specification
Working Drawings
Working Drawings Improvements
Energy Efficiency Report
Engineering
Certification
Tendering / Builder selection
Builder Contracts
Council Submission / Building Approval
Consultation during Construction
Finished Product
Client Testimonial
Conclusion

We are creative minds that come together to collaborate on a wide variety of projects, that lead to a better way of living for our clients

FREE DESIGN GUIDE!

Our top 5 guide to designing the perfect home.

A free to download guide that will set you on the right path to designing your perfect home. This 'must have' information gives you an insight in to our top 5 things you must consider when starting a new project, based on our many years of experience.