Clear and professional architectural design process


Holmes Architecture creates modern contemporary commercial building and home design with clear project scopes and delivery processes that work with your timeframe and budget.

Our comprehensive process ensures that all architecturally designed homes and commercial builds are carried out to the highest standards and helps us to communicate clearly with you throughout the project.

Holmes Architecture provides modern and contemporary design to suit your budget and lifestyle, from small renovations and extensions and high-end residential dream homes, to upmarket multi-home complexes and apartments.
Our process for commercial fit-outs involves a detailed and comprehensive investigation of the organisation to understand your story, project goals, brand/business identity, workplace culture, functional and space requirements and to translate this into the ideal architectural solution for your business.

Our architectural design services include:  Initial consultation and site visit, consultant coordination, 3D modelling, architectural visualisation, renders and animation, working drawings, contractor procurement and tendering, building and resource consents, contract administration and construction observation.

View our projects page to see examples of how our contemporary architecture works in practice. If you would like to discuss your project with Holmes Architecture, contact us to arrange a preliminary consultation today.

Our Architectural Design Process

We make building easy with a clear and professional architectural design process.


The pre-design stage involves comprehensive data gathering through initial client consultation, site visits, discussion with council and other relevant consultants. Most critically this involves establishing the project brief, budget and time-frame. It will also include collecting information such as: topographical survey, existing structures and services, certificate of title, geotechnical information, district plan rules and objectives.

Concept Design

Once the specific nature of the site and brief has been established, we undertake preliminary sketch design. These early sketches allow us to explore multiple design scenarios and solutions, offering you an opportunity to visualise potential outcomes before moving to more resolved concept design.

During the concept design phase we take a collaborative approach with you, developing the design from a sketch to a full virtual building. This allows you to see your project develop while easily making changes. As well as offering an enhanced view for the client through virtual walkthrough and high quality rendered perspectives, this detailed design also allows us to make a preliminary cost estimate.

Working Drawings

Working drawings are a critical phase where the concept is resolved into fully realised construction documentation. Due to the complex nature of many bespoke designs Holmes Architecture uses the latest in 3D building information modelling (BIM) software to deliver comprehensive construction documentation for code compliance and contract tendering.

All critical elements of the building such as services, structure, and cladding are modelled in 3D so as to detect potential clashes and construction issues before work begins on site. This level of detail is an effective tool for understanding the technical components of a building and invaluable for communicating these to clients, contractors, and councils.

Consent, Tendering

Once working drawings are complete a full document package including all plans and specifications will be available to submit to council for building consent and sent to contractors for pricing. You may wish to manage this process yourself for smaller jobs but for large or complex work Holmes Architecture will generally act as lead consultant between the parties managing communication and documentation.

Construction Process

Once all required consents are obtained and a main contractor has been selected Holmes Architecture will prepare a construction contract for signing between the client and contractor. Observation and administration of the construction process will include: convening contract meetings, issuing/amending additional construction documentation, issuing contract directions, co-ordinating consultants, processing contractors payment claims, monitoring variation costs, monitoring contractor progress against programme and reviewing materials for compliance.

Project Completion

At practical completion any defects or outstanding issues will be assessed and notices issued to the contractor. All warranties, guarantees, as-built documents, operation manuals and maintenance requirements will be compiled and Code Compliance Certificate will be applied for.

A post-occupancy evaluation will also be completed with you once the completed building has been occupied for an appropriate period of time. This will be an opportunity for you to give feedback and for us to assess the outcome of the completed project. The project will also be photographed to be included as part of our portfolio as well as promoted in architectural competitions and publications.

Talk to us for leading edge design ideas for your next residential or commercial build.