Phase 02 - Concept Design

Design Work Begins

TIMELINE 12 - 16 WEEKS

Also called Schematic Design, at this stage the actual design starts to unfold. We refine the brief and start translating your aspirations into a clear architectural vision through concept sketches, floor plans, and a computer-based 3D model that helps you visualize the spaces. We may also present spreadsheet data to ensure the concepts follow the direction of the unit mix, pro-forma and zoning requirements. These concepts are also intended to evoke new ideas and spark feedback from you, not as final plans but as a starting point in evolving the look and feel of the project.

We also introduce and discuss procurement options: how the project might be built and by whom. These considerations can inform the design from the outset. Practical elements such as structure, building systems, and servicing strategies are woven into the early design thinking to ensure a fully integrated approach. We recommended bringing on a construction team at the onset of design to solicit feedback on pricing, phasing, site logistics, project feasibility and to begin developing cost estimates, all of which may impact the design of the project.

Our discussions aim to refine the designs and ensure the design and budget are aligned from the onset.  A single preferred concept will be chosen and may integrate elements from various options. This phase concludes with your choice of one scheme to advance further.

This phase is complete when one scheme is selected and signed off in writing.

We flag any time-sensitive requirements, such as additional surveys or reports, and recommend the early appointment of key consultants. Bringing them on board at this stage supports more coordinated design development and smoother progression through the next phases of the project.

Municipal collaboration: In our experience, it is beneficial to be in discussions with the municipalities throughout this phase to ensure the project is on the right track.  Constant communication through pre-application meetings, phone calls and emails are critical for getting the early concepts set into reality. This collaborative approach allows planners to connect with the design and offer early advice which will allow us to develop the scheme.