Concept Plans
After your initial brief, your architect or designer will probably come back to you with concept plans. These are initial sketches intended to give you some idea of the design direction your architect is taking. Typically they might include a floor plan and a few perspective drawings from various angles.
It is not realistic to expect that your architect will get everything absolutely right at this stage. Seeing concepts will help you know what you do and don't like.
Now is the time to identify any potential issues – like height restrictions and site coverage – that will have a major influence on the final plans.
Now is also the time to get a better feeling for the budget. Your architect should be able to give you a ballpark idea of what impact different design decisions will have on the budget.
You must feel comfortable at this stage that your architect has listened to your initial brief and has responded to it creatively and functionally. If not, now is the time to reconsider your choice.
It's not unusual for people to brief more than one architect or designer to prepare concept plans before they are confident to proceed to finished plans.
When you have concept plans that you are happy with, this is a good time to apply for a PIM (project information memorandum) from the council. A PIM goes into more detail than a LIM Report and will include confirmation that you can build the proposed dwelling subject to the necessary resource and building consents. You need a PIM before you can apply for a building consent. Visit your local council website for more information.
Developed Designs
Having agreed on the concept plans, your architect will work up more developed designs that can be used to get a more accurate idea of budget. Now is the time to consider the materials you will use – especially the exterior cladding, flooring, roofing, windows and doors.
At this stage you may use a quantity surveyor to estimate the costs of the project.
Final Plans
The final plans are the blueprint for the construction of your house. Not only will they be used by the builder and contractors who ultimately build your house, they will also be used to gain building consents and resource consents if needed. They will also be used in the tendering process to get accurate quotes from contractors, sub-contractors and quantity surveyors.
