Bluepencil Architects

Bluepencil offers clients a full range of architectural, interior design, and draughting services. In the past 10 years, Bluepencil have successfully completed various projects throughout New Zealand.

Residential:
Bluepencil specialises in residential projects ranging in scale from a new bathroom or pergola, to major renovations, new dwellings and multi-unit housing developments.

In all of the projects we undertake, Bluepencil strives to come up with innovative, realistic and cost-effective design solutions, which maximise the “wow” factor.

To obtain the best possible design outcome, we look to involve the client as much as possible in the design process.

Commercial:
The commercial market has been a growth aspect of Bluepencil over the last few years. Recently we have completed designs for numerous medium-scale commerical fit-outs for general office, retail and hospitality usage.

As such, we are conversant with all relevant Building Code requirements and have significant experience working with specialist consultants such as quantity surveyors, services engineers and fire designers.

Interior Design:
In many situations the completion of an architectural project is deemed to occur when the building is ready to be occupied. Often the site [garden] and interior furnishings are overlooked due to time or budget constraints.

If possible, however, a unified flow-through of the design intent, produces a more cohesive end result.

Bluepencil has an interior designer who has previously worked in London doing high-end apartment fit-outs and historic building refurbishments. Since returning to New Zealand she has helped many families to revitalise their living arrangements, be that through a new kitchen or bathroom design, a one room renovation or an entire house refurbishment.

The following section explains the processes and stages involved with the design, consent, tendering and construction phases of a typical project.

Initial Meeting:
Our initial meeting is always free and without obligation. It is a chance to meet to discuss ideas, tastes, constraints and possibilities. An important aspect of the intitial meeting is to gain an understanding of the site, whether that is a bare plot of land, or an existing building to be extended.

At this initial meeting we will always advise if we believe the project to be unrealistic in terms of the site, the relevant territorial requirements or the budget.

Overall, the information gained will form the basis of our fee proposal, so ideally all aspects of a potiential project should be discussed at the outset. These meetings are generally informal and provide a great opportunity to introduce the people involved.

Fee Proposal:
In the days following the initial meeting we will send back our fee proposal, which is divided into several discrete stages. Some of these stages will not be applicable to all projects, and these will be identified as such in the proposal.

Typically the stages, after approval of the fee proposal, are as listed below and described in each of the steps to follow:

• Site Survey
• Concept Design
• Developed Design
• Resource Consent
• Working Drawings
• Consent Approval
• Tendering
• Construction

Site Survey:
The site survey typically will take about an hour and will be scheduled to suit you. We need minimal contact at this point, and it is more about performing an accurate measure up of the existing building. We will move room to room and look to record the required information with a minimum of disruption.

Concept Design:
In the initial concept design meeting two 2D options will be presented, including plans and elevations. In many cases a 3D representation of the proposal will also be done. The drawings presented will accurately convey the ideas and proposals for discussion. All drawings will be to scale and two copies will be left with you, after the meeting, for later perusal.

Developed Design:
Once a concept design has been settled upon, further development of that proposal is required in preparation for the building consent drawings. Concept refinements are incorporated and detailed aspects of the proposed design are confirmed. The intention at the end of this stage is be able to move forward without any significant changes required.

Resource Consent:
On many occasions, the limitations of the site and/or the proposed building usage, will require a resource consent approval from the local Territorial Authority. Typical residential non-compliances include breaching sunlight access or height planes, exceeding allowable site coverage or not being able to achieve the required yard set backs.

Where possible any proposed design should seek to avoid the necessity for a resource consent. If unavoidable, the number of non-compliances should be minimised as much as possible. A good early strategy is to consult with any obviously affected parties to keep them in the loop and seek to gain their approval. The council may determine others are affected once the application is accepted.

A resource consent application requires the following:

• The required application fee.
• A certificate of title less than 3 months old.
• The completed Territorial Authority application form.
• Drawings including the existing and proposed site plans, building plans and elevations.
• An Assessment of Environmental Effects report.

Working Drawings:
The working drawings consist of a detailed set of plans suitable for a building consent application, and to allow accurate pricing by a builder. This stage is typically longer than the rest, due to the complexity and number of drawings required. In addition to the plans a detailed and job specific specification is prepared.

A typical set of working drawings would include:

• Title page
• Location plan 
• Site plan
• Existing plans 
• Proposed plans 
• Foundation plan 
• Roof plan 
• Framing plans 
• Reflected ceiling plan 
• Proposed elevations 
• Proposed sections 
• Proposed details 
• Reflected ceiling plan 
• Floor finishes plan 
• Wall finishes plan 
• Joinery drawings 
• Electrical plan 
• Drainage plan 
• Door and window schedule 

Building Consent Approval:
The building consent is required to be assessed by council within 20 working days (or 1 month). During this time it is normal for some questions to be asked by council officers. They may ask for clarification of aspects of the design, or can request that additional information be supplied. In all cases Bluepencil is listed as the agent for the work, and will answer queries on behalf of the client. Any design or budget-related issues will be referred to the client before a response to the council occurs.

Tendering:
Once a concept design has been settled upon, further development of that proposal is required in preparation for the building consent drawings. Concept refinements are incorporated and detailed aspects of the proposed design are confirmed. The intention at the end of this stage is be able to move forward without any significant changes required.

Construction:
Bluepencil offers project management services to oversee the construction of the building. The level of documentation we produce is always appropriate and suitable for construction, but questions can arise on-site and we pride ourselves on our ability to work effectively with contractors. During the build we keep the client in the loop of any decisions made and required.

Once the consent is approved, the building work on-site is required to exactly follow what is documented in the drawings. In most cases there are usually some amendments that need to be made, such as a previously undiscovered onsite issue or a desire to make a change. Any proposed amendments cannot add additional work to the original consent, and also require 20 working days for approval.

Do I need a building consent?
Generally, most building work will require a building consent approval to proceed. Any work that involves additional, or significantly changed drainage, alterations to the building structure and bracing, or external envelope alterations (roof,cladding and window/door joinery installations) will require a building consent. A building consent approval takes 20 working days to process at council. It is best to allow 5 weeks, however, to allow for any council procesing queries to be addressed.

What work can be completed without a building consent?
Several aspects of work can be undertaken without a building consent. Examples of work include, but are not limited to the following;

• A new pergola without a roof.
• A moveable studio/sleepout under 10 metres squared in size
• Installation of a new external door within the width of an existing window.
• Minor plumbing fitting location changes, within a bathroom, which do not involve additonal drainage capacity.
•  A low level timber deck over 1m in height.

Will my project require a resource consent?
All councils throughout New Zealand have a District Plan which governs planning rules for that particular area. The rules vary from council to council. The general considerations typical to the majority of territorial authorities include the following ;

• Site coverage – A rule will govern what percentage of your site can covered by buildings or structures.
• Height – This rule will govern how high your project can be on a particular site
• Yard set back – This rule sets out how far back from the boundary your building or extension will need to be positioned.
• Recession planes – This rule provides an envelope for the structure to be contained within, in order to protect the sunlight to neighbouring properties.

If your project cannot comply with the relevant District Plan rules, a resource consent application will need to be prepared.

Bluepencil can prepare residential resource consent applications, and partners with an professional planning firm for more complex commercial situations.

How long will my project take?
The timeframe of a project depends on many different factors. These include the following;

• Complexity of the project, which will require greater design input, drawing work, processing time at council and a longer time to construct.
• Design adjustment decisions by yourself, along with the associated cost considerations.
• Whether a resource consent is required as well as a building consent.
•  Builder availability and their programme to complete the work.

Bluepencil programmes all of our work in house to enable us to work as efficiently as possible. We will endeavour to meet your desired project timeframes in all situations.

How can I find a builder?
Many clients may have a builder contact which they have either used before or someone which their friends and family can recommend due to their own experience with that firm. Bluepencil has many builder contacts who we have worked with previously. Any chosen builder is required to be a Licenced Building Practicioner. All builders are required to provide a contract for services over $30,000 work of work.

Will my ideas be incorporated where possible?
Bluepencil prides itself on listening to our clients. We always look to present a minimum of 2x concept options, one of which we try to incorporate any ideas which the client may have. The second option is where we can present purely our own ideas as a comparison. We respect the wishes of the client and will do our utmost to keep you happy with the final result. We will point out any areas where improvements can be made, and look to add value to the process wherever possible.

How can I contribute to the project for the best outcome?
As a client you can contribute to the project process as much or as little as you would like. We can guide the entire project on your behalf, or we can work more directly with you. Often clients like to have input into colour schemes, electrical layouts, selection of bathroom and light fittings, and into the kitchen design with the joinery. We ask you a series of questions to obtain the best direction for the project to enable your desires to be expressed.