Where does design projects & new builds fit your project?
Pick the closest match. Each one shows how we handle that kind of job, then you can go deeper or book a visit.
For homeowners: design projects & New Builds
Planned from the first drawing to handover, with one lead for the design, permits and trades.
- Scope agreed in writing before any work starts
- One lead on site from start to handover
- Clear records at handover
For growing families: design projects & New Builds
Planned so the house works for the family during the build and after it.
- Scope agreed in writing before any work starts
- One lead on site from start to handover
- Clear records at handover
For investors: design projects & New Builds
Planned around the zoning, the rental plan and the budget, with the scope agreed in writing.
- Scope agreed in writing before any work starts
- One lead on site from start to handover
- Clear records at handover
For commercial owners: design projects & New Builds
Built to the commercial code, with the schedule set around the business.
- Scope agreed in writing before any work starts
- One lead on site from start to handover
- Clear records at handover
For developers and builders: design projects & New Builds
Scheduled and priced against the drawings, with one team across the site.
- Scope agreed in writing before any work starts
- One lead on site from start to handover
- Clear records at handover
Architectural drawings and design, scoped before they are drawn.
Most people planning a renovation or build start with the same questions: what can be done on this lot, what the drawings will cost, and what the permit process looks like. We answer those in writing first.
Knowledge
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Why design with The Plug.
Your design, scoped before it is drawn.
Every design starts with a written brief: layout, room sizes, structure, finishes and what the drawings must show.
You see what the drawings include, the revisions allowed and the permit steps before work starts.
Architectural design & permits
How a design project runs.
Site visit and a written brief, concept and design reviewed with you, permit drawings and application, then the approved set goes to the build team.
Brief. Design. Permit. Build.
What the design package includes.
Site plan, floor plans, elevations, sections and details needed for the permit application and for the build.
Planning a renovation or addition?
Not sure what drawings you need? Start with a site visit.
Permits, handled with you.
Permit applications and the drawings they need are prepared with you, so the steps and the paperwork are clear before anything is submitted.
What the design covers.
Drawn to the brief, checked at every step.
We check the drawings against the brief at each stage, and you see the progress in writing.
You get the drawing set, a written record of every change, and the approved set for the build team.
How we run every design project.
One lead handles the brief, the drawings, the permit and the handover, so you deal with one person.
How the design runs
Start with a site visit.
What happens next.
Documented from start to finish.
Design and permit guides
Book a site visit.
Start with a site visit.
How we keep you informed.
Let’s Talk!
Let’s Design Something Solid Together
Want a free consult? Tell us what you are planning and we will confirm the drawings and steps in writing.
How this works, decision by decision
Decision 1: Where design projects are used
A design project is designed and built for one owner on one lot. The lot, the zoning and the owner brief decide the design.
| Lot | Typical home | What matters most |
|---|---|---|
| Infill lot in the city | Compact two or three storey | Zoning and setbacks |
| Larger suburban lot | Two storey with open plan | Orientation and sun |
| Rural or large lot | Single storey or multi-level | Services and access |
Our pick: Start with the lot. The zoning and the orientation set the house more than the taste does.
Decision 2: Lot assessment and zoning
The lot is assessed for zoning, grade, drainage and services before the design. The buildable envelope is set by the rules.
| Check | What it decides |
|---|---|
| Zoning and height | Maximum size and shape |
| Grade and drainage | Foundation and site work |
| Services | Connections and cost |
Our pick: Assess the lot before the design. A house that does not fit the rules is redesigned later at cost.
Decision 3: Design and brief
The design starts from the brief: how the household lives, the rooms they need and the budget. The brief is written before the first sketch.
| Brief item | Design effect |
|---|---|
| Household needs | Room count and layout |
| Daily routine | Circulation and storage |
| Budget | Size and finish level |
Our pick: Write the brief before the design. The brief is the reference for every decision.
Decision 4: Foundation and structure
The foundation is designed for the soil, the frost depth and the house load. The structure is engineered for the design.
| Element | Design basis |
|---|---|
| Footings | Frost depth and soil |
| Walls and floors | Load and span |
| Roof | Snow and wind loads |
Our pick: Engineer the structure for the design. The foundation is the part you cannot change later.
Decision 5: Building envelope and energy
The envelope is designed for energy, comfort and moisture control. Insulation, air sealing and windows are chosen together.
| Element | Choice |
|---|---|
| Insulation | Level chosen for the climate |
| Air sealing | Tested for leaks |
| Windows | Placed for light and heat |
Our pick: Design the envelope as one system. Air sealing is the most cost-effective energy step.
Decision 6: Services and the systems
The house systems are designed for the layout: electrical, plumbing, heating and ventilation. Their location is set before framing.
| System | Design basis |
|---|---|
| Electrical | Load and circuit plan |
| Plumbing | Fixture plan and drains |
| HVAC | Load calculation and ducts |
Our pick: Design the systems on the drawings, before framing. Changing them after framing is costly.
Decision 7: Permits and approvals
A new home is permitted in stages, with the drawings, the engineering and the inspections. The schedule runs on the approvals.
| Stage | Approval |
|---|---|
| Zoning and variance | Municipality |
| Building permit | Municipality on the drawings |
| Inspections | Foundation, framing, final |
Our pick: Start the approvals early. They set the start of the build.
Decision 8: Build and quality
The build is checked against the drawings at each stage. Quality is controlled through inspections and the site lead.
| Stage | Check |
|---|---|
| Foundation | Against drawings and inspected |
| Framing | Inspected before cover |
| Finish | Checked against the design |
Our pick: Check quality at each stage, not only at the end.
Decision 9: Handover, warranty and house file
At handover the owner gets the drawings as built, the warranties and the maintenance plan. The house file is the record for every future change.
| Document | Use |
|---|---|
| Drawings as built | Future renovations |
| Warranties | Claims within the term |
| Maintenance plan | Keeps the house working |
Our pick: Hand over the full house file. It is the record for the life of the house.