Design Process

From your initial consultation, the needs of your new project are our priority!
Mapel Building operates a streamlined, systematic design process and can tailor each process to the specific needs of a project.

The project goes to the relative design phases as follows;

Concept Design

–  Our first stage of involvement follows from initial client contact. On occasion, a client will have a
preliminary design prepared, or at various levels of development and with permission of their
building designer.
We can then proceed to develop that concept or start from scratch.

–  Design work is started at this stage, in conjunction with preparing a budgeting estimate to frame an
initial budget for the works. We want to ensure that the project cost meets with the client budget.

–  Now we look to frame out the scope of the development. Providing a fit to the site, a basic review of
the town planning scheme and building code constraints, development servicing, basic, first-pass
floor plans and façade design.

–  As a rule, we generally prepare this work free of charge for our clients. The purpose is to put the
minimum work in necessary, to establish a project budget. This way we can scope the outline, to
enable a high-level decision on project feasibility and budgets for a particular site or design.

–  This offers the opportunity to refine the design and scope, at this early stage. This avoids costly
redesign to align the project to a budget at a later stage.

This stage is the first step in the Early Contractor Involvement (ECI) for our D&C projects.

Detailed Concept Design

–  Work is now prepared on the advice of the client, confirming that the design and estimates prepared
earlier meet their requirements. The client will now advise they would like to proceed to the point
of obtaining a firm price of the remaining design and construction.

–  Work initiated at this stage is the development of the drawings, where they can be accurately priced.
The scope of the works is defined in a detailed specification, which fully describes the works to be
ventured.
–  Feature surveys are generally obtained for levels and features onsite detailed design of the building.
We also commence a subcontractor pricing exercise, to ensure a firm and competitive price can be
put forward with a minimum of contingency built in.

–  In a typical tender process, this will be completed by a dedicated project designer, design manager or
architect for a fee of between 2.5% – 6% of the project value.
With a view of obtaining competitive tenders this process is discussed more here.

–  This work is generally completed free of charge, for bona fide client/s who have expressed a desire to
proceed with Mapel Building. Provided that we can frame a development, which is substantially in
line with the budgets outlined in the above stage, into a firm design and construct project
proposal.

–  It is our experience that this puts the customer in a superior position, undertaking an open tender.
As there is cost control from the outset and design fees are minimised.
Where a tender may achieve a building price on a minimum margin, being payable to the builder, it
generally does not allow for changes to the design to optimise the price of the building as a function
of that design.

–  With 2.5% – 6% of the project budget expended, the client may be hesitant to commence a redesign
and incur addition design fees.

–  The drawings and building specifications prepared at this stage, are consistent with the clients
required development outcome. It is now suitable to form the basis for a fixed price design and
execute a contract, for the purposes of the remaining design and construction.
Finance approval will also need to be obtained at this stage, to allow the client to confirm that the
work can proceed once the contracts are signed.

Design for Planning Approval

Minor upgrades may now be altered in the original drawings. Preparation of other compliance reports and other consultant documentation will commence, to support planning or development application approval by the local authority.

–  The groundwork for this approval is ordinarily laid and refined in the earlier stages. Often with some
consultations with the LGA, and so this stage can come together relatively quickly.

Design for Building Permit (Often referred to as Working Drawings)

–  This is often commenced during the resolution of the above planning approval process. When risk of
building changes come from the planning approval process, we often undertake this stage as part of
the above stage of works under a preparation of plans agreement.
This ensures that the works will be approved in the form costed, prior to entering into a fixed price
contract for those works.

–  This stage requires a significant amount of work including; detailed working drawing preparation,
liaison with various consultants, preparation of reports and design certifications to accompany the
building permit application.

–  It is strenuous process of co-ordination of the various consultants, all requiring input on various
aspects of the design and liaison with the building certifier.
This ensures all of the documentation prepared, complies with the relative aspects of the National
Construction Code (NCC) and other approvals which have been granted for the project.

Issue for Construction

–  The working drawings which were issued for building permit, are issued with construction complete
with addenda’s outlining client selections.
Along with any minor changes requested through the building permit application process.

Construction/Shop Drawings

–  These drawings are generally called detail drawings and represent the actual fabrication details for
the various prefabricated building elements.
These can include elements of; structural steel, footings, tilt panels and even window framing.

–  Every single building element that is prefabricated as a custom item, needs to have a shop drawing
prepared. It needs to be approved prior to fabrication commencing.
A detailed process of checking, analysing to ensure and on paper fit works prior to manufacture.

Construction Changes

–  Changes in construction are inevitable, whether these be; changing owner’s requirements through
the process of the build, variations to add or subtract works from the builder’s scope or even to deal
with unforeseen construction issues by providing further details in the way of construction detail
drawings for our site personnel.

–  The ability to handle such design work and maintain an up to date drawing set throughout the
construction of the project, is one of the benefits of an all in one design and construct builder.

As Constructed Drawings

–  At completion of the work, it is important that the owner and builder retain a completed set of
drawings which outline the final scope of works preformed.

–  These will form part of the final project certification, where there have been any changes to the work
and will also detail the extent of underground works and other concealed service runs where such
drawings have been requested.

For more information on our design & construct packages, please call 08 9456 1955 or email info@mapel.com.au to talk to one of our friendly D&C team members.