Architectural Design & Engineering
Whether you are building a new project or renovating an existing one, before we begin designing, we take a thorough study of the site and all variables that could impact the design. We determine the sun path, wind patterns, and views to find the best siting for the home and consider any existing conditions or requirements specific to your lot. For example, this could be designed around a mature tree, setback requirements, height, size and neighbourhood scale, and historic context. After decades in architecture and interior design, we’ve encountered a variety of challenges, providing our team the aptitude to solve problems quickly and confidently.
Conceptual Design Phase
From our meetings together, we gain an understanding of your specific needs, taste and budget which guide the design direction. The sketching process begins with a site plan and/or floor plans. Next, we begin to develop exterior elevations that allow us to create the style and character of your home. These drawings can be used to secure conceptual architectural approvals from competent authorities.
During the Design Development phase, conceptual design decisions are worked out in further detail. A clear and coordinated description of all aspects of the design including Architectural, Mechanical, Plumbing, Electrical and Fire protection systems is worked out providing a basis for the preparation of construction documents. A completed set of drawings will provide the exact size of the building and is used to submit for competent authorities if required. We take time to understand the restrictions and requirements of local competent authorities, and have experience working with various design review boards all over United Arab Emirates and middle east.
3d Modelling and Rendering
Three-dimensional models and renderings are helpful in visualizing what the building will look like and can also be helpful in understanding view potential. These services can include: massing and presentation models, colored renderings, photo-realistic computer renderings and animation.
As specialists in the design and construction of high-performance projects, our clients expect the highest level of functionality from the spaces we create. our team spend a considerable amount of time developing the drawings; mainly because, as the saying goes, "a picture is worth a thousand words," or a drawing in this case. Attempting to describe what the drawings convey would probably take more than a thousand words—especially when considered within the context of a contractual environment. Detailed drawings and specifications are prepared based off the above and are necessary for pricing and permits.
We design and build homes to survive in some of the most challenging environments like high humidity and coastal oceanfront exposures. This requires a close working relationship with our structural engineers and building enclosure experts. We understand the challenges of controlling humidity, both by designing a superior building envelope and by specifying testing during construction, assuring that the project is performing up to our expectations.
Bidding & Negotiations
The Construction Documentation package (drawings, schedules, specification) is issued to often three or more contractors (dependent on local regulations and client policies on procurement) to price the project and provide a construction program based on the documents available. Often these stages include various contractor questions to clarify the project design and requirements (materials, engineering, scope, etc) and may also be to suggest alternative material or construction methods that may offer savings for the client.
This stage can occur at different points of the project this is often determined by the client. The Tendering stage can occur at the end of Design Development or during or end of Construction Documentation. There are pros and cons to the timing of releasing drawings for tender and pricing.
During the Construction Administration phase, INTERCITY Engineering administers the contract between you and your Contractor, which is based on our drawings and specification’s. During the construction of the building, we act as your representative by observing the progress of construction for conformance with our drawings and specifications, by providing clarifications to our drawings, or with your approval, making modifications to the design, which may impact the Contractor’s work.