Studio D'Arc Architects

Frequently Asked Questions

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Frequently Asked Questions

General

Where and how do I start with my project?

Contact us for an initial briefing consultation to discuss your project.

You can contact us via:

What information is needed before I can start my project’s design process?

It is best practice to obtain a decent set of the base information of a project to avoidabortive work or not meeting our clients needs.

The following is a suggested list of information at the onset of each project:

  1. Project brief and budget prepared in consultation with the client;
  2. Site information such as location, erf numbers, zoning confirmation, cadastral diagram / Surveyor General diagram, title deeds, etc.

The above information sets forms the basis for any concepts that would be prepared, will assist us in advising on the project viability and also highlight any potential roadblocks such as the need for rezoning or similar logistical challenges.

What is the main role of an architect in the construction process?

As architects we are responsible for designing buildings and structures that are both functional and aesthetically pleasing. We work closely with our clients to understandtheir needs and preferences, develop design concepts, produce detailed drawings and specifications, obtain necessary approvals and permits, and oversee the construction process to ensure that the final product meets the client’s requirements and complies with building codes and regulations.

What sustainable design principles should I consider for my project?

Sustainable design is becoming increasingly important in South Africa due to concerns about environmental conservation and resource efficiency. Architects can incorporate various sustainable design principles into their projects, such as passive solar design, energy-efficient building systems, use of recycled and environmentally friendly materials, water conservation measures, and green roof or wall installations.

STATUTORY REQUIREMENTS

Do I need municipal approval for a house alteration?
  • Yes, municipal approval is required for all habitable units/ rooms in South Africa, irrespective whether the units are for temporary or permanent use.
  • Storage units less than 10m2 will be subject to a consent application for minor works;
  • Our design team will assist you with the relevant requirements during our initial consultation session, confirming potential by-laws and zoning parameters impacting your planned project.
What rules, guidelines and/or regulations must be adhered to?
  • This is a loaded question and depending on your project functions, size, complexity and location, could have several regulatory requirements.
  • In general, all building structures in South Africa must comply with the South African National Standard as set out in the SANS 10400 regulations and the National Building Regulations.
  • Each project however is unique and will have a multitude of design influences that may be dictated by local municipal by-laws, zoning, property title deeds, site conditions and servitude’s, and of course client specific design parameters.
  • All of the above will be discussed and highlighted during the initial project consultation session/s. 
My project is time sensitive and requires the shortest possible per - construction time frame, how can this be achieved?
  • There are several statutory processes to consider during a project life cycle all of which could be run in parallel with design processes such as design development, detailed designs and construction documentation development. Whilst it could be done in an attempt to fast-track a project, it is considered risky as there are costs involved which may be abortive should major changes be dictated by the local authority during any one of the statutory scrutiny processes.
  • Time frames could also be shortened by considering the alternate contracting methods such as design and construct or negotiated construction contracts vs the conventional tender process.
How long does municipal approvals take?

Scrutiny processes vary between regions and municipalities and it is best to confirm specific requirements for your project with us during the initial consultation session/s. The following processes and time frames are typical for the Nelson Mandela Metropolitan Municipality:

  • Environmental Impact Assessment (12-18 months);
  • Rezoning or changes to zoning parameters (6 months);
  • Site Development Plan (1-2 months);
  • Municipal Building Plan scrutiny (2 weeks)

STANDARD PROFESSIONAL SERVICES WORK STAGES

Work stage 1 - PROJECT INCEPTION

Receive, appraise and report on the client’s requirements with regards to:

  1. The client’s brief;
  2. The site and rights and constraints;
  3. Budgetary constraints;
  4. The need for consultants;
  5. Project programme;
  6. Method of contracting;
  7. Whether other statutory authority applications are required or desirable
Work Stage 2 - CONCEPT AND VIABILITY

Prepare an initial design and advise on:

  • The intended space provisions and planning relationships;
  • Proposed materials and intended building services;
  • The technical and functional characteristics of the design

 

Check for conformity of theconcept with the rights to the use of the land;

Consult with local and statutory authorities;

Review the anticipated costs of the project;

Review the project programme

Work Stage 3 - DESIGN DEVELOPMENT
  • Develop all aspects of the design from concept to full development including, but not limited to, construction systems, materials, fittings, and finishes selections;
  • Review the design, costing and programme with the Client and other consultants;
  • Incorporate and co-ordinate all services and the work of other consultants;
  • Prepare design development drawings including drafting technical details and material specifications;
  • Discuss and agree on the building plan application and approval requirements with the local authority.
Work Stage 4 - DOCUMENTATION AND PRO CUREMENT

Prepare documentation sufficient for local authority submission:

  1. Co-ordinate technical documentation with the consultants and complete primary co-ordination;
  2. Prepare specifications for the works;
  3. Review the costing and programme with the consultants;
  4. Obtain the client’s authority and submit documents for approval.

 

Complete construction documentation:

  1. Obtain the client’s authority to prepare documents to procure offers for the execution of the works;
  2. Prepare specifications for the works;
  3. Complete technical documentation sufficient for tender;
  4. Assist in obtaining offers for the execution of the works;
  5. Evaluate offers, and recommend on awarding the building contract;
  6. Complete all remaining technical and construction documentation and coordinate same with the consultants.
Work Stage 5 - CONSTRUCTION PHASE
  • Administer the building contract:
    1. Give possession of the site to the contractor;
    2. Issue construction documentation;
    3. Review sub-contractor designs, shop drawings and documentation for conformity of design intent;
    4. Inspect the works for conformity with the contract documentation and acceptable quality in terms of Industry standards.

 

  • Administer and perform the duties and obligations assigned to the Principal Agent in the building contract;
  • Manage the completion process of the project:

 

    1. Assist the client to obtain the required documentation necessary for the client to obtain the occupation certificate
Work Stage 6 - PROJECT CLOSE - OUT

Compilation of typical close-out report and assistance with obtaining the required municipal occupancy certification.

COSTS & PROFESSIONAL FEES

How much does it currently cost to build in South Africa?

Refer to the web link for current indicative guides on the various types of residential projects:

https://estimationqs.com/building-costs-per-square-metre-in-south-africa-aecom-report/

Other building typologies such as Commercial, Industrial and Health Care are mostly bespoke with little repetition, as such it would be wise to engage the services of asuitably qualified professional to advise on costs specific to your project.

Apart from building costs, what other costs are to be considered for my pr oject?

Projects are team efforts and may include many different professional consultants, depending on your project complexity. Whilst a residential project would require the services of a Structural Engineer, more complex projects could have a team of the following professional consultants:

  1. Structural Engineer;
  2. Civil Engineer;
  3. Quantity Surveyor;
  4. Electrical Engineer;
  5. Mechanical Engineer;
  6. Fire Specialist;
  7. Land Surveyor;
  8. Energy Efficiency Consultant.

In addition to the above, should your project site require rezoning, you will require the services of the following:

  1. Town Planner;
  2. Conveyancing Attorney;
  3. Environmentalist;
  4. Traffic Engineer
How and when are payments of fees made?
  • Fees become due as work stages are complete.
  • On larger projects, a proposed fees payment schedule will be provided to manage client expectations and assist with cash flow projections.
  • All payments are received via EFT bank payments

GET IN TOUCH

Where are you based?

Studio D’Arc has an office in a multi-tenant co-working space called Werk 1, located at 16 Lower Valley Road, Baakens Valley, Port Elizabeth, 6001, Eastern Cape, South Africa

Can I visit your premises?
  • You are welcome to visit us, by appointment only.
  • Please note that our studio works remotely as creativity is best not confined. We also spend many hours on projects sites to ensure that our clients’ projects are well looked after-It is thus always best to make an appointment to avoid disappointment.
What are your working hours?

You will struggle to find architects that keep to normal working hours-We are however available between 8h30-17h00 Mondays to Fridays.

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