Clear and professional architectural design process


Architectural House and Building Plans: From Pre-design to completion - planning is key to exceptional results.

For each project our team produces a detailed proposal including architectural design services, draughtsman services, sketches, fee outlines, cost estimates and working drawings.

This comprehensive process ensures that all architecturally designed homes and commercial work is carried out to the highest standards and helps us to communicate clearly with you throughout the project. Holmes Architecture provides modern and contemporary home or office plans to suit your budget and lifestyle, from small renovations and extensions, 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.

If you would like to discuss your architectural house plans with Holmes Architecture, contact us to arrange a preliminary consultation today.

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 but 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 are an effective method of exploring multiple design scenarios and solutions, while offering the client an opportunity to visualise potential outcomes before moving to more resolved concept design.

The concept design phase is an iterative process where, in collaboration with the client, a sketch design is developed into a fully realised virtual building. This process allows a client the flexibility to progressively enhance their vision for the project, while being able to visualise the results as they develop. As well as being able to visualise the potential building through virtual walkthroughs and high quality rendered perspectives, the completed concept design documentation is comprehensive enough to allow a preliminary cost estimate to be prepared.

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 are modelled in 3D such as services, structure, and cladding 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. Some clients may wish to manage this process themselves 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 elevation will also be completed with the client once the completed building has been occupied for an appropriate period of time. This will be an opportunity for the client to give feedback and for the architectural designer to assess the outcome of the completed project. The project will also be photographed to be included as part of the practice 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.