Home Architecture - Design Phases
Briefing
From understanding the needs of the client and contextual site visits, helps the client to decide their budget with respect to their own briefing.
Schematic design
Schematic design is the first phase. In this step, an architect talks with the client to determine the project requirements and goals. Schematic Design often produces rough drawings of a site plan, floor plans, elevations and often illustrative sketches or computer renderings.
https://kjasons.com/2023/09/25/conceptual-drawings/
Design Development
This phase involves finalizing the design and specifying such items as materials, window and door-locations and general structural details.
Design development usually yields a more detailed site plan as well as floor plans, elevations and section drawings with full dimensions.
(Material Specifications & Cost Control Ideas)
2D, 3D ?
3D walk through house plans
https://www.kjasons.com/newsroom/109-residential/587-3-d-walk-through-house-plans.html
House Construction Fund Analysis
- Project Design, Mobilisation, approvals and permits from the local authority - 5%
- Excavation, Foundation and Basement - 8%
- Structural Concrete - Framing & Blockwork - 33%
- Windows and Door frames - 8%
- MEP - 1st phase (Electrical conduits, cable laying & initial plumbing works) - 10%
- Masonry & siding works - 5%
- Floor & wall coverings (waterproofing, Tiles, skirting, countertops etc) - 6%
- Internal & external painting works - 5%
- Boundary wall & external works (interlock tiles, soak pit, garden, gate, manholes etc) - 6%
- Trim Package (Cabs, Counter, Doors, Millwork, handrails etc) - 6%
- MEP - 2nd phase (Light Fixtures, Wiring accessories, sanitary fixtures, appliances etc) - 7%
- Final Grade - 1%
Construction Documents:
The construction document phase produces drawings with much more detail which are used for the construction of your project. These drawings typically include specifications for construction details and materials.
The architects send them to contractors for pricing or bidding as well as to the building department for required permit approvals.
Construction documents often include a complete set of architectural drawings (site plan, floor plans, sections, details, etc.) that are combined with structural drawings (and possibly mechanical and electrical drawings) that have enough detail for the contractor to build your project.
Reference:https://canadiantimberframes.com/
Steps involved in the process of obtaining a building permit:
- Site layout
- Building elevation
- Sections
- Site plan (plot width, setbacks, Roads)
- Floor plan (Showing all floors)
- Terrace plan
- Details of the Septic Tank
- Details of Portable Water Tanks
- Rainwater harvesting
- Details Soak pit
- Location plan
In brief, it shall comply with the Kerala Municipality Building Rules (KMBR) .
An application for a building permit in Kerala should contain the below listed supplementary details.
Site location - including details of Village/Taluk/District, survey number and resurvey no of the property, ward number, extent (in arcs and cents) etc.
Purpose of the proposed building - Whether it will be used for residential or commercial application.
Area of the Proposed building - Total area, Coverage, FAR (Floor Area Ratio is computed as the ratio of the total floor area on all floors to the plot area), Plinth and carpet area of all floors including that of the car porch.
Drawings - An index list of all the drawings and documents which is been submitted, Scale of the drawing, Number of total sheets, Date, Names of Draftsman / Architect, Permit area, Joinery schedule etc.
Property Documents Required For Obtaining the Building Permit?
Possession certificate
Possession certificate is issued through Akshaya centres. The supporting documents to be uploaded are Aadhaar Card, latest land tax receipts, proof of ownership of property, Encumbrance certificate and Voters ID. Once the prescribed fees are paid the certificate will be issued to you in a week.
Latest Land Tax Receipts
The property tax receipt is issued from the revenue department after submission of the proper documents and payment of fees. For land tax receipts one can likewise visit the online portal of the revenue department of Kerala.
Original and Copy of the Deed Or “Aadharam”
Registration papers are enough to prove the ownership of your property.
The next process is to get an online approval which is issued by the local self-governing body under whose jurisdiction you belong. (Panchayat, Municipality or Corporation).
Application for a building permit can be submitted by a licensee (Architect, a licensed draftsman or a licensed engineer) in the prescribed format through the relevant local self-governing body's web site.
Submission of Hard copy Building Permit application (licensee)
Once the licensee has completed the e-filling for the building permit an acknowledgement certificate will be issued.
Along with this acknowledgement certificate, the following hard copies of various papers should be made into a file and submitted to the local self-governing body office at the earliest.
List of documents for a Building permit application.
- Possession certificate original
- Latest land tax receipts
- Copy of the “Aadharam”
- Land sketch - (3 copies)
- Copy of Architect’s or Licensee's license
- On-line acknowledgement certificate
Once the file containing these documents are submitted at the local self-governing body. The relevant original documents will be verified and you will be subsequently issued with a file number for your application.
Building Inspector's Site inspection and Verification
The assigned building inspector(BI) will visit your property and verify the authenticity of the data provided via your application and later submit a detail report to the assistant engineer (AE).
Verification by the AE(assistant engineer)
The AE will then conduct another round of verification and submit the report with his remarks to the assistant executive engineer (AXE).
Approval of the application
The assistant executive engineer has the liberty to approve or to reject the application. For larger buildings like shopping complexes and other commercial buildings, there will be more rigorous checks and would require further more approvals. The rules differ from type to type and classification of buildings.
Fee payment and the issue of Building Permit
Once the attestations are done and approval is given for the applications which full fills the criteria. The prescribed fees are then paid and will be issued with the requested building permit, normally it will be sent to your registered address.
ref: www.kjasons.com
Documents needed under the jurisdiction of a village panchayat:
» The title deed of the property
» Possession certificate
» Certificate validating the nature of the land
» Latest land tax receipt
» Plan (The plan of the house has to be submitted online for approval. It can be uploaded using the ‘Sanketham’ software if the property comes within the bounds of a panchayat. ‘Sulekha’ software can be used in the corporation areas.)
Documents to be submitted in the panchayat office:
» Application form to the panchayat
» Three sets of the sanctioned sketch or plan
» A detailed report about how the construction would be done
» Three sets of the consultant certificate
» The original copy of the plan should be shown at the panchayat office
ref: www.onmanorama.com
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