Services

Our services

Some of the things we can assist you with are included below. However, our list of services are endless, so send us an email or give us a call and we can discuss your specific needs.

Knock down and rebuild project

Subdivisions

New single dwelling design

Alterations

Secondary dwelling (Granny flat)

Additions

Duplex (attached & detached dual occupancy)

Interior design

Terraces

Basix certificates

Consultation

Our Process

The Introduction Meeting

The initial meeting is an opportunity for us at Ann Kako Design to introduce ourselves and get to know you. It is also an opportunity for you to let us know what you want. Feel free to bring any cut-outs from magazines or other things that you would want us to use as inspiration for your project. This meeting usually occurs on site, but in-office meeting or a video conference can also be arranged. We will discuss your requirements and provide advice on design potentials and limitations. 

Fee Proposal

After the meeting, a proposal is prepared, including a project brief and a breakdown of the design stages with their associated fees. 

Concept Design

To commence your design work, we require an accurate land survey. We can either arrange this on your behalf or provide you with a list of companies to assist you.

Once we receive the land survey, we can begin work on the design concept. We start by assessing your brief and asking you questions to gain a thorough understanding of your desired outcomes. Then we combine your desired outcomes, environmental design principles to your site and council requirements for your area, including: Setbacks, Easements, Building envelope, Heritage/precinct code. After defining the constraints but also all the potentials about your site, we then use our design expertise to create some conceptual designs to present to you. These are usually hand drafted and in plan form.

Our fee structure allows for two concepts for consideration.  If you would like to explore more ideas, we will prepare you a quotation for further conceptual exploration. With your approval, we move into the next stage.

Design Development

Now we can take the approved concept design sketches and transform them into computer-based 3D modelling with floor plans, building elevations, and building sections. We model the terrain of your site and allow for accurate decisions on floor levels and site placement.

Approval

Depending on which state (and sometimes even council) you are building in, there are various methods for the design approval process. We will explain these options, and help you to decide which is suitable for you.

Construction Documentation

A number of detailed drawings and specifications are needed, these are known as ‘Construction Documentation.’ We will take you right through this process.
The documentation includes detailed floor plans, building elevations, detailed sections, detailed plans and landscape plans. We will also prepare written details about the design, including the building specifications, and finishes schedules.
During this stage, we will coordinate consultants and their documentation for you, including structural/mechanical/civil engineering, tree management plans, and asbestos consultants.