Crafting spaces, creating experiences
At Barnes & Matina our suite of services is designed to cater to a diverse range of requirements, whether you’re looking to build your dream new home from scratch, transform your current space with a thoughtful extension or renovation, or embark on a property development journey.
Building Design Process: Guiding you from vision to reality
We manage everything from site analysis to town planning and final working drawings, focusing on creating spaces that align with your lifestyle and aspirations. As specialists in the suburbs governed by Hobson Bay council and Maribyrnong council, we are experienced in navigating the planning requirements to deliver your project smoothly. Join us in a journey where your ideas are the blueprint for the space you’ll cherish in Williamstown, Newport, Seddon, Footscray, Yarraville and beyond.
At Barnes & Matina, we specialise in turning your architectural visions into reality, from contemporary custom homes, to knock down rebuild designs, and heritage overlay sites across Hobsons Bay and Westgate.
This is our process:
Preliminary
After making your initial contact, we will discuss your project with you and gain an understanding of your desired result. We will then send a detailed design brief document to be completed so we can further understand your lifestyle requirements. While you are completing the brief we will conduct preliminary investigations of the site to establish permit requirements and confirm your project can be completed as desired. We will then make contact with you to arrange a meeting to discuss these findings.
Initial Meeting
This is an obligation free initial meeting to discuss the proposed project brief, further understand your needs and how you intend to interact and live within the spaces of your home. During this meeting, we will further expand on the design brief, budget, style, scope of works and discuss with you our findings in regards any permit requirements. We will run through our process and the services we offer with specific respect to your proposal.
Fee Proposal
Barnes & Matina provide options here. Based on your brief we offer an initial preliminary detailed site analysis and concept sketch.
We find this can be a great step before committing to a full project scope and solidifies the reality of the project. From here it’s easier to make the decision to move forward to the full project scope, which if that’s the decision, we will then provide a detailed fee proposal based on the initial concept sketch and specific permit requirements.
Alternatively, if we are all confident in the project scope after the initial meeting we will prepare your detailed fee proposal for the full scope based on the design brief meeting and specific permit requirements.
On acceptance, we will send you our Commencement Payment invoice and once it’s been actioned, we will schedule your proposal for commencement.
Pre-Design Stage
During this initial phase, our focus is on gaining a comprehensive understanding of the site and establishing a clear design direction.
Upon completing surveys detailing the site’s features and levels, we embark on a thorough site analysis, incorporating information gathered from our site administration.
This analysis encompasses a range of factors such as zoning, schedules, overlays, neighbouring properties, significant trees, and subsurface elements like pipes and easements. Identifying and addressing these site constraints is a crucial aspect of the pre-design stage.
Once the site analysis is documented, we proceed to a comprehensive design brief meeting, providing you with the opportunity to articulate your ideas and present a wish list. We encourage clients to share visual references, aiding in the illustration of their vision. Additionally, the pre-design phase entails an on-site visit for measuring existing structures, if necessary, and assessing the site’s conditions, constraints, and potential opportunities for your proposed project.
This meticulous pre-design groundwork sets the stage for the subsequent phases of the design process.
Concept Design
Armed with all the relevant information gathered during pre-design, our design team now gets to work.
They discuss the brief that has been presented and collaboratively explore architectural ideas and spatial planning. This is established through rough sketches and schematic models. From these initial ideas and sketches, we will work together with you to finalise the design. In this stage it may be required for us to engage with professional consultants such as; town planners, arborists, engineers or heritage advisors etc. which would be discussed with you through our design process.
Equipped with the comprehensive data collected during the pre-design phase, we initiate the creative process. We begin a detailed analysis regarding the presented brief, delving into architectural concepts and spatial arrangements. This exploration takes shape through preliminary sketches and schematic models. We refine these initial ideas and sketches in consultation with you to arrive at a finalized design. Throughout this stage, there might be a need to involve professional consultants, such as town planners, arborists, engineers, or heritage advisors. Any such engagements will be communicated and discussed with you as an integral part of our design process.
During the concept design stage of a project, we begin to explore the interior design, forming a cohesive vision that serves as the foundation for the entire creative process.
Concept interior design plays a pivotal role in crafting the ambiance and aesthetic appeal of a space. It involves envisioning the layout, colour schemes, furniture placement, and elements that will define the interior atmosphere and human experience.
Concept elevations offer insights into the proportions, scale, and architectural nuances that contribute to the overall spatial experience.
The selection process involves carefully curating materials, finishes, and fixtures to align with the envisioned concept, ensuring a harmonious and unified design language throughout the project.
This meticulous approach during the concept design stage lays the groundwork for the seamless execution of the project, translating ideas into tangible and visually captivating interiors that resonate with the intended aesthetic and functionality articulated from the design brief and initial meeting.
Design Development
After obtaining approval during the Concept Design phase, the subsequent step involves a comprehensive refinement of the design to ensure its readiness for feedback from specialized consultants, as needed.
This crucial stage focuses on detailing various elements of the design, providing a more in-depth explanation of the intended concepts.
The emphasis here is particularly placed on material selections, where careful consideration is given to the choice of materials that align with the overall vision and functionality of the project.
Additionally, specific areas of architectural interest are highlighted, aiming to bring clarity and coherence to the design.
This meticulous process not only serves to enhance the aesthetic appeal of the project but also ensures that the design aligns seamlessly with practical and functional requirements. By delving into the intricacies of material choices and architectural nuances, this refinement stage sets the foundation for a design that is not only visually captivating but also optimised for performance and longevity.
During this pivotal stage of development, the interior concepts undergo a process of refinement and resolution, decisions are solidified to provide a deeper understanding of the architectural finishes for the entire project.
This phase serves as a critical juncture in the design process, allowing for the development of interior elements to align with the broader architectural vision. Scheduled and methodical, this stage ensures that every aspect of the interior design is considered, from the selection of materials and finishes to the coordination of colours and textures. It is during this phase that the conceptual ideas begin to materialise, setting the stage for the subsequent stages of execution.
The careful consideration and resolution of interior concepts at this juncture contribute significantly to the overall cohesiveness and success of the project, as it establishes a clear roadmap for implementing the envisioned architectural finishes with precision and attention to detail.
Town Planning (optional)
The Town Planning submission/application process encompasses compliance with statutory authority requirements. Following the completion of our conceptual design, if at the site data analysis stage we determined a planning permit is required, we will proceed to formulate detailed plans that will be integral to the town planning application. In certain instances, we may opt to conduct a pre-application meeting with the council before progressing to the comprehensive town planning documentation.
These extensive documents typically encompass various elements such as floor plans, intricate elevations, shadow diagrams with accompanying analyses, photographs, materials and color schedules, and coordination with specialized consultants. Furthermore, the submission will be complemented by a comprehensive Town Planning report, specifically addressing the relevant clauses (Clause 54 or 55) outlined in the Planning Scheme.
The entire application process, from the submission of documents to ongoing application management, will be overseen by Barnes & Matina or the appointed planning consultant. This comprehensive approach ensures a thorough and meticulous handling of all aspects involved in the town planning submission, demonstrating our commitment to compliance and effective engagement with regulatory authorities.
Building Surveyor
In instances where obtaining a Town Planning permit is not required or we have completed the planning approval process, our approach involves active collaboration with our building surveyor, typically during or immediately following the completion of our conceptual design stage. The purpose of this engagement is to facilitate a seamless transition from the conceptual phase to the acquisition of a building permit. Our building surveyor undertakes a preliminary compliance check, which serves to pinpoint any elements that may exceed or differ from our initial conceptual design assessments.
Given the dynamic nature of building regulations, incorporating our building surveyor into the early stages of the project proves instrumental in pre-emptively addressing potential challenges. This proactive involvement ensures that our designs align with the latest regulatory requirements and minimises the likelihood of discrepancies emerging later in the process. The building surveyor’s expertise is especially valuable in identifying aspects beyond our initial conceptualisation, contributing to a comprehensive and robust compliance strategy.
By appointing the building surveyor early on, we not only navigate the regulatory landscape more efficiently but also mitigate the risk of unforeseen complications arising during subsequent project phases. This strategic approach not only safeguards against potential delays but also translates into tangible time and cost savings, thereby enhancing the overall effectiveness and success of the project.
When your proposal lacks the need for a Town Planning permit but contains non-compliance areas with building regulations that require contestation, we can initiate a Report and Consent/Dispensation application to the council. This involves preparing a written statement and, in some instances, providing additional drawing documentation to justify the dispensation being sought for each regulation. Multiple dispensations may be necessary to optimize the design outcome. It’s important to note that the decision to pursue this path and the associated additional fees would be determined later, as it is not known at the project quoting stage.
Working Drawings
With the successful approval of our Town Planning permit or concept design, we are poised to enter the next crucial phase: the commencement of the working drawings. During this pivotal stage, we transition the approved design into a more comprehensive and detailed plan. This intricate process involves the preparation of documents that will be distributed to sub-consultants, including engineers, initiating a collaborative effort to bring the envisioned project to fruition.
We diligently work on refining the design details, ensuring precision and accuracy in every aspect of the project. This phase marks a significant advancement in the project life cycle as the initial creative vision transforms into a tangible and executable blueprint. The meticulous attention to detail during the working drawing stage is paramount, setting the foundation for the subsequent phases of construction.
Collaboration with sub-consultants, especially engineers, plays a crucial role during the working drawing stage. Clear and concise communication channels will be established to facilitate seamless coordination among the various specialised teams and consultants involved. This collaborative approach ensures that the project progresses efficiently, with each element harmoniously integrated into the overall design.
As we embark on the working drawing stage, our commitment to excellence and precision remains unwavering. This phase represents a pivotal moment in the project’s journey, where the transition from conceptualisation to detailed planning sets the stage for the realisation of a well-executed and sustainable construction project.
Tender
When we have the bulk of the drawings completed, it is now the time to engage with builders prior to all of the documents being finalised. This will provide a solid basis to establish a realistic idea on costs as majority of the components are completed. If you wish, we can offer builder recommendations based on the type of proposal, location and desired construction commencement date.
All builder’s we invite to tender on our projects are screened and come highly recommended. They run successful, ethical business models and we have full confidence they will deliver your project successfully.
Building permit and post permit services
After completing our comprehensive drawings, the next step involves handling the paperwork and transferring all the documentation collected during the process to the building surveyor.
This process necessitates meticulous coordination to guarantee the submission of all necessary materials. The building surveyor will assess the application package and furnish a checklist for the building permit. Requirements vary depending on whether your project is a new build on a vacant site, a knock down rebuild, an extension or renovation, a dual occ or multi res property development. Particular diligence is required if your property has a heritage overlay. Barnes & Matina will address all pertinent items listed on the checklist related to architectural documentation and sub-consultants.
Additionally, we will provide guidance on any other tasks that require attention.
Post permit services
For your peace of mind, Barnes & Matina offer optional post-permit services tailored to your preferences. These encompass tender review, management, site supervision, and project management. A seasoned Director from our team can be engaged to supervise the construction of your project, particularly recommended during crucial build phases. This oversight guarantees that builders and trades adhere to the design intent with precision and uphold the highest standards.
Interior Design Process: Crafting Your Space, Reflecting Your Style
At Barnes & Matina, our interior design process is tailored to bring your vision to life with precision and creativity. It all starts with an initial conversation to understand your aspirations, followed by a detailed design brief to grasp your lifestyle preferences and project ideas.
Preliminary
Once we connect initially, we’ll talk about your interior design project to grasp your vision. Following that, we’ll share a comprehensive design brief for you to fill out, helping us better understand your lifestyle preferences and project ideas.
Initial Meeting
This is a commitment-free initial meeting aimed at delving into your proposed project details, gaining a deeper understanding of your preferences, and exploring how you plan to engage and live in your home spaces. In this meeting, we’ll elaborate on the project brief, budget, style, and scope of work. We’ll also take the time to walk you through our process and discuss the tailored services we offer for your specific proposal.
Concept
Our journey into interior design starts with the concept design stage, where we delve into creating a unified vision that serves as the cornerstone for the entire creative process. Concept interior design is crucial in shaping the ambiance and visual appeal of a space. This phase involves imagining the layout, color schemes, furniture arrangement, and elements that define the interior atmosphere and human experience.
Concept elevations and schematic layouts provide insights into proportions, scale, and architectural details that contribute to the overall spatial experience. The selection process is meticulous, involving the careful curation of materials, finishes, and fixtures that align with the envisioned concept. This ensures a harmonious and consistent design language throughout the project. This detailed approach in the concept design stage establishes the foundation for the smooth execution of the project, transforming ideas into tangible and visually captivating spaces.
Selections, Schedules & Documentation
This step involves a comprehensive refinement of the concept to ensure all items are accounted for and the intended design is fully communicated. This crucial stage focuses on detailing various elements of the design, providing in-depth detail of the intended outcome. A key emphasis is placed on meticulous documentation of all selections, working closely with you every step of the way.
Unwavering attention is given to all selections, ensuring that everything aligns with the overall vision and functionality of the project. This thorough process not only enhances the project’s aesthetic appeal but also ensures that the design seamlessly aligns with practical and functional requirements of each space. By delving into the intricacies of material choices and architectural nuances, this refinement stage sets the foundation for a design that is not only visually captivating but also optimised for experiences and longevity. As locals to Williamstown, Barnes Matina lives and breathes the unique aspects of the western suburb neighbourhoods of Hobsons Bay. Our design services appreciate the appeal of modern village life in Newport and Seddon to Yarraville and Footscray.
Moreover, as we refine the design, we are dedicated to documenting all selections. This meticulous documentation serves as a comprehensive record of every choice made, providing transparency and clarity throughout the process. We understand the importance of keeping you informed at every step, and the detailed schedule ensures that you have a clear overview of all selections, from materials to architectural details. This commitment to transparency and collaboration is integral to our approach, ensuring that your vision is not only realised but also shared with you in a transparent and organised manner.
