Green Point Design Est. 1998      
Ballarat-based Sustainable Architect working Victoria-wide.
Certified Passive House Designer.

Our Architectural Service Packages:

We offer three “Packages” of architectural services: Package A, Package B and Package C. ​Below is a description of each Package and a table summarising what is included in each:

A. Design and Building Permits
This package is suitable for owner builders and owners who wish to allow their builder to interpret design intent.

B. Design and Full Documentation
This package is suitable for owners who intend to work directly with their builder during construction, but who want a more thorough and accurate contract documentation. These details can assist the builder in achieving a more refined result, and they can remove the ambiguities often present with less detailed packages.

C. Full Architectural Service
This package is suitable for owners wanting a professional to be involved in their project from start to finish.

Summary of what is included in our
Service Packages A, B and C:

Package
​A
Package​
​B
Package
​C
A.1 CONCEPT DESIGN 
Pre-design stage:
  • Meet to discuss project brief.
  • Inspect site.
  • Review site information.
  • Review planning zones and overlays.
  • Review ResCode issues.
  • Preliminary BAL assessment (bushfire).
  • Prepare area-based cost spreadsheet.
  • Project design brief.
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Design stage:
  • Prepare range of concept designs.
  • Prepare cost range spreadsheet.
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A.2 DESIGN DEVELOPMENT
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  • 3D hyper-model (viewable on iPad or similar tablet).
  • 1:100 scale plans, sections, elevations to describe scope of project.
  • 1:20 scale concepts of detailed areas like kitchens, bathrooms, cabinetry.
  • Preliminary structural system.
  • Preliminary heating and cooling strategies.
  • Statement of ResCode compliance.
  • Preliminary design specification (approx. 15 pages).
  • Preliminary energy modelling.
  • Preliminary thermal bridge check.
A.3 TOWN PLANNING*

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  • Generally address planning scheme issues and building regulation issues (part 4 - Siting, also known as ResCode).
  • Liase with municipal town planner or private town planner.
  • Liaise with building surveyor regarding ResCode issues.
  • Provide additional information as required like compliance statements, overshadow plans and overlooking diagrams.
  • Drawings and written documentation.

Notes:
* Town planning charged at hourly rates.
​     Certified Passive House Projects​​




A.4 CONSTRUCTION DOCUMENTATION (a)
​Documents as required to obtain a building permit
    Notes and schedules:
  • General project notes.
  • Energy efficiency notes.
  • Bushfire notes.
  • Wet area notes.
  • Planning notes.
  • Building regulation notes.
  • External window and door schedule.

    Drawings:
  • 1:200 or 1:500 scale Site plan.
  • 1:100 scale floor plans, setout plans, ceiling plans and roof plans.
  • 1:100 scale external elevations.
  • 1:100 scale building sections.
  • 1:20 scale typical wall section.
  • Lighting plan (to comply with BCA section 3.12.5).
  • Drawings required for planning conditions or ResCode compliance*
  • Publish documents (hard copy / pdf / 3D hyper-model).
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Notes:
* Town planning charged at hourly rates.
A.4 Construction Documentation (a) note:  Project specification as required for building permit not included (generally provided by builder or by owner as an "off the shelf" specification booklet). 

A.4 CONSTRUCTION DOCUMENTATION (b)
Full Documentation

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  • Discuss intended look and feel of fixtures, finishes, fittings and equipment.
    Preliminary fixtures & finishes selections:
  • Paint types and colours.
  • Floor coverings.
  • Floor and wall tiling.
  • Cabinet finishes, bench tops, hardware, handles etc.
  • Sanitary-ware, tapware and plumbing equipment.
  • Appliances. 
  • Light fittings and electrical equipment.
  • Internal window coverings and external sun shades.
  • Windows and doors, handles, locks and hardware.
  • Skylights.
  • Paving and decking.
  • External cladding.
  • Internal finishes, trims etc.
  • Roofing and skylights.
  • Fences and retaining walls.
  • Heating, cooling and ventilation systems.
  • Thermal insulation.
   
    Construction details:
  • Internal details like stair details, trim details and other special internal details.
  • External details like verandah details, retaining wall details and other special external details.
  • Window and door installation details.
  • 1:20 scale plans and elevations of wet area rooms showing cabinetry details, tile setouts, fixture positions and other details.
  • Cabinetry details including bench top nosing details and other cabinetry details.
  • Electrical services plan including lighting and switching, power points, electrical services, data and communication services and security system.
  • Mechanical services plan including heating, cooling and ventilation equipment positions (some element sizing like ducts, registers and heating panels may be provided later by mechanical contractor).
  • Energy modelling in Passive House Planning Package.
  • Thermal bridging check and resolve.
  • Select building components that satisfy Passive House requirements

    Written documents:
  • Project specification. Incorporates selected fixtures and finishes. Approximately 35 technical trade sections customised to project requirements describing general requirements, products and installation (Approximately 100 pages).
  • Summary of provision sum and prime cost allowances.
  • Relevant specification sections like air tightness, blower door testing, and mechanical system calibration.
  • Prepare documents for certification application.

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Notes:
​        Certified Passive House Projects​​

A.5 CONTRACTOR SELECTION
  • Prepare tender documents and issue to tenderers.
  • Respond to enquiries from tenderers.
  • Receive and open tenders.
  • Pepare report to client outlining tenders.
  • Negotiate with the preferred tenderer if required.​​

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A.6 CONTRACT ADMINISTRATION



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   Pre-construction stage:
  • Amend documents based on final negotiations between client and contractor.
  • Prepare document revision list.
  • Obtain final price agreed to by client and contractor.
  • Prepare contract documents.
  • Arrange for signing and execution of the building contract documents.
  • Consult with builder about Passive House related construction issues like services installations and air tightness.

   Construction stage:
  • Liaise with contractor regarding queries and provide instructions, clarifications and supplementary details as required.
  • Attend site meetings.
  • Record meeting minutes and distribute to client and contractor.
  • Report regularly to the client regarding time, cost and progress of the project.
  • Assess progress payment claims and issue payment certificates as required.
  • Assess variation claims and issue contract price adjustments as required.
  • Assess extension of time claims and issue certificates as required.
  • Assess adjustments to prime cost and provisional sum allowances and issue certificates as required.
  • Obtain photo records required for Passive House certification.
  • Obtain blower door air tightness testing certificate.
  • Instruct the contractor regarding incomplete work and rectification of defects.
  • Assess and determine practical completion and issue the notice of practical completion.

   Post-construction stage:
  • Lodge documents for Passive House certification.
  • Review and assess list of issues supplied by client.
  • Determine which issues are appropriate for defects list.
  • Maintain defects list and distribute to client and contractor.
  • Instruct the contractor regarding incomplete work and rectification of defects.
  • Assess and determine final completion and issue the final certificate. 

Notes:
​        Certified Passive House Projects​​

Green Point Design Packages A, B & C
You are welcome to contact us with questions and to discuss your project.