ABOUT US
Open Studio Design was established in 2007.
With more than 16 years experience in the field we have worked on many projects over the years. We strive to produce greener buildings and greater long term savings for our clients. Our small firm provides intimate and personal service to each and every individual that we help to make their dream a reality. We strive for perfection and great quality service. Our team includes engineers, builders, council runners for plan approvals, transfer attorneys etc. Everything you need to get your dream home or renovation completed. Being a young practice, we take a unique and fresh approach towards design. Rather than adopting a certain style we take a more methodological approach towards creating unique designs for each client. We handle each and every project with the same amount of intent and enthusiasm, striving on providing professional service and delivering quality work. Working alongside trusted industry experts to deliver each project with a high standard of finish and professionalism.
FAQ
WHAT YOU NEED TO KNOW
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1. How to read a building plan
When reading a building plan, look at the floor plans. they indicate the basic measurements, fittings, floor finish, drainage, doors and windows
S - sink PB - preparation bowl WHB - hand wash basin B - bath SW - shower BIC - built in cupboard ELO - eye level oven WM/TD - washing machine/tumble dryer BC - broom cupboard DV - double volume
2. What you need to find out when you decide to build
Look at budget. What can you afford to spend. Contact a professional to asses the property and get the required information to accurately determine if you can in fact do the project. The professional will look at previous building plans if you have, title deeds, zoning information, building line and other imposed restrictions. Get a quote for the drafting and submission of your building plans. Get an estimated rate for the building works.
3. When can you start building?
Your building plans need to be submitted to the local authority for approval before you can start building. If you start before you have approval you run the risk of a fine, demolition of the structure and if the plans are not approved as they were submitted you might end up having to break the structure down.
4. Should I get a project manager?
If you do not have the knowledge with regards to the building process, it is always a good idea to appoint someone to oversee the project. The project manager does not replace the Architectural and Engineering professionals. Professionals in their fields still need to do site visits to ensure the work is up to building standards. The project manager will help you to run your project on time and in budget.
5. Why not purchase a cheap plan off the internet?
Every site is unique , you have to be aware if you have a North, South, East or West entry property. You need to be aware of the North orientation as we are required to orientate our homes North. You need to be aware of the council imposed building restrictions such as building lines, servitude's, coverage and F.A.R . The plan you buy may not fit on the stand and you will have to employ a professional to site the dwelling, do the rational calculations for sans 204 and get the council submissions done anyway. You might just be throwing your hard earned cash in the water!
6. Why have a house designed.
The upside of having a house designed is that it will be custom to your needs and lifestyle. Getting to know each other is crucial in the process so that your professional can implement your ideas in the design process. You will end up with a well thought out, functional and beautiful home. We also assist with advice and all the processes involved in making your dream a reality.
7. What you need to know when purchasing a New stand.
Is it in an estate? if so there will be guidelines that you need to be aware of such as the style you have to conform to. ie. some estates only allow a certain style of house. Be aware of the building lines, servitude's, coverage, F.A.R, Gautrans building lines, contour of the land and flood lines. Be aware that corner stands have bigger building restrictions if you have 2 boundaries facing a street. Panhandle sites are also difficult as you lose a lot of land for reverse space from the garage. Oddly shaped stands are also difficult to work with and could increase your building cost because of the angles of walls and complicated roof designs.
8. What to look out for when buying a House.
Make sure there are updated approved building plans for the property. Make sure that nothing was built illegally over servitude's etc. You might end up paying an arm and a leg to get approvals on the property and run the risk of your insurance not paying out should something happen on the property.
9. What you need to submit plans for?
Carports, Pools, Lapa's, Louvre roofs, Wendy huts, boundary walls, basically anything that has a roof on it or has a foundation. All structures require approval. Any timber like thatch and Wendy's need a rational design done by a fire engineer. A structural engineer will also need to sign off on any structure. If windows change or any plumbing is moved plans also have to be submitted.
10. When do you need an engineer and what kind?
structural/ civil engineer:
Any kind of building work including pools, boundary walls, carports, lapa's etc. The engineer will do a soil test in order to specify the steel needed in the foundation. Some areas are a risk for dolomite and must be treated with care. He will inspect foundations, floors, walls and roofs and sign off on the structural system when the work is completed. He will then issue a completion certificate in order for you to get occupation from the building inspector.
Fire engineer:
On development of any new Complexes, when building any timber or thatch type structures ( excludes standard roof trusses), warehouses, offices etc. He or she will do a rational design and submit it to the fire department for approval.
Storm water engineer:
This engineer will do a Storm Water design for any new Townhouses, warehouses, offices etc to ensure that the water on the site is disposed of properly as to avoid flooding and water build up.
Land Surveyor:
If no survey of the property was done, a surveyor will have to be appointed to indicate where site boundaries are, where trees are and how the land falls (contours). They also print the footprint of a dwelling in complexes etc. that is the area that will be indicated in your title deed.