TECHNICAL DOCUMENTATION

1. Space Planning
2. Calculations
3. Specifications
4. Quantity Survey and Cost Estimates
5. Building Permit

1.0 SPACE PLANNING

Space planning is a complex process with many factors to consider. The

principles of space planninginvolve satisfying a defined criteria on a priority basis
- as a result, space planning is frequently about compromise. That being said,
there is often more than one solution to planning out the space requirements of a
building.

Here are some of the key processes to space planning, the questions you need to
ask your client, and yourself, and how to develop this information into space
planning diagrams.

1.1 Collect Information

The design of a building or space will have numerous requirements from the
client or end user. It is important
in the very early stages of design to carry out in depth research and consider as
many aspects of the use of the spaces as possible. Some considerations can
include:

Do the spaces have specific functions or need to be particular shapes or

forms?
Do the spaces need to be flexible?
Is it possible to create a sequence of spaces (offices, museums for example)?
Do the spaces have different requirements in terms of light, ventilation, view,
accessibility?
Do the spaces need to have access to external spaces?
Must any of the spaces have particular security or privacy?
Is there any hierarchical requirements of the spaces?
What relationships must each space have with one another, and the external
environment?
How should the spaces be connected?
Which rooms need to be adjacent to one another and which rooms need to be
apart?
An example of some questions to consider if you are designing a residential unit:
What is the family size and structure
Location of site
Number of levels
Family or individual interests and activities

The more information and data that can be collected in these earlier stages, the easier it
will be to make the leap from data to diagrams and drawings as you proceed through
the space planning process.

1.2 Interpret Requirements - build the brief

When we look at how to create spaces and accommodate humans in those spaces we
can consider some universal concepts relating to how people interact with their
environments.

Insider vs outsider
Invitation vs rejection
Openness vs enclosure
Individual vs community
Integration vs segregation
Combination vs dispersion

With these factors in mind we can start to develop a plan of requirements, extract from
the data we have collected the necessary functions these spaces will be fulfilling.
In some cases it is suitable to develop a matrix/table that demonstrates the
requirements of each room, in terms of privacy, daylight, access, equipment and so
forth, along with writing out any additional requirements or special considerations for
each room. This information will be a useful reference as you work through the spaces
of each room and start to develop some sketch diagrams.

1.3 Consider Spaces and Spatial Relationships

1.3.1 Spatial Relationships

How can spaces be related to one another?

Space within a space
Spaces linked by a common space
Interlocking spaces
Adjacent spaces
 1.3.2 Organizing the space

You can consider a varying forms of spatial organization, some of which are
more naturally suited to particular
uses than others:
• Centralized organization
• Linear organization
• Grid organization
• Radial organization
• Clustered organization

Consider some of the following as you plan out your spaces:

• How does the envelope affect the internal spaces?
• How will the contents of the room be arranged?
• Do the rooms connect?
• What is the flow of the circulation?
• Are the proportions of the spaces comfortable?

1.3.3 Developing circulation

• How people move around the building from room to room is just as important as
the destination.
• When developing a circulation structure we can look at a few basic principles.
• How efficient is the circulation in getting from point A to point B
• Is the circulation discrete?
• What is the fluidity of the circulation? Is there a smooth flowing route or a more
direct route?
• Does the circulation route clash with furnishing requirements?

1.4 Create the Solution

Once the spaces have been considered and the requirements have been studied it is
time to start sketching out relationship diagrams. The relationship diagram takes your
design from data to a more visual look at physically planning out your space. It is
abstract, and rough but enables you to develop your understanding of the requirements
and visualize how the spaces will work together and how the circulation may flow
between them.

At this stage the diagram does not need to represent the building size or space, more a
look at how each room relates to one another, sizes and so on.

As your sketch diagrams develop you can begin to build a rough sketch plan of your
spaces, this is sometimes known as bubble diagramming. The bubble diagram helps
you make the connection between basic spatial requirements and a fully drafted floor
plan. It is essentially a trial and error method of exploring the configuration options. If
you are working within the constraints of an existing building you can print out the floor
plan and work within that. However, if you are designing a new building the bubble
diagram can often be connected with your concept and site analysis to develop the
design. During this process it is important to keep referring back to the initial data
collected and the relationship diagram to ensure you are considering all aspects of the
design requirements.

This is an opportunity to try both safe and standard ideas along with more erratic
options as you are carrying out fast sketchy ideas.

At this point it is often useful to have a general idea of size requirements of certain
areas. For example, in a residential house, it is useful to know a rough size of a double
bedroom, or an average living room size in order to start making sense of the spaces.
Books like The Metric Handbook Planning and Design Data by Littlefield and Neufert
Architects Data are a great reference and contain stacks of data that would start you off
in the right direction.

You can almost build a small library of ‘rule of thumb’ plans that you can refer to in order
to speed up your space planning time.

Try different options and configurations, sketch your ideas and how the spaces will
connect to one another. As you work through the different options, make notes on each
one as to any pros and cons, benefits etc, so that later you can easily disregard options
that you don’t think will work at a later point.

The Bubble Plan

A bubble plan is a simple diagram that will show you what activities take place in the
space and the relationship between these activities.

For example, in an open plan living area, you might have 3 or more bubbles, 1 showing
the kitchen, the other showing the dining area and another showing the living area.

Using bubbles will help you to define these spaces. When you are clear about where
the activities are going to happen in the space then you can move on to creating a scale
plan.

1.5 Review and Revise

Once some solutions have been sketched out it is then possible to review these
solutions and look for areas that require improvement. Things to consider when we look
at a residential scheme:

How will the occupants move from room to room?

Does the circulation cut up the space?
Does guest traffic flow through private areas?
 Are the doors and windows in suitable positions? Do they interfere or add to
the overall spatial plan?
Does the plan orientate itself correctly with the site?
Do the rooms work well in relation to one another?

Once you have reviewed your initial sketches and ideas, the plans can be developed
further by adding more detail and refining your drawings. It is key to refer to any building
regulations, codes and standards that will have an impact on your space planning to
ensure that your design is compliant from an early stage.

A detailed Scale Plan

After finalizing the space planning, you can prepare the other plans and contract
documents.

THE PREPARATION OF BUILDING PLANS AND CONTRACT DOCUMENTS

Briefly defined, construction plans consist of drawings, diagrams and notes showing the
layout of floors and uses; the elevations or views, cross-sections; specified materials;
other relevant information about the structure. In general, building plans consist of the
following:

Architectural plans and detailed drawings

Structural design computations and detail drawings
Electrical Plans, load analysis, computations and riser diagrams,
Specifications
Plumbing plans, details of septic vault, diagrams of plumbing lines,
Specifications
Mechanical Plans and Specifications, where required
Others; Landscaping and interior designs, etc. Documents forming part of the
building plans such as:
 Construction Specifications
 Bill of Material and Cost Estimates
 Structural Design Analysis and Computations
 Applications for construction permits and utilities
 Other supporting papers or clearance required by local government
rules and regulations

The plans and companion documents are signed and dry-sealed by the architect and
the engineers who prepared them. The project owner must also sign them signify his
approval.
 TEAM PLAYERS IN THE PLANNING AND CONSTRUCTION OF A PROJECT

The principal players assuming lead roles in initiating a project and preparing their plans
and implementing them are the following:

 Project Owner or Proponent

 Architects, Engineers and Consultants
 Contractor, Builder, Construction Manager or Administrator

Also playing supporting parts are financiers, real estate brokers, government regulatory
agencies, manufacturers and distributors of construction material, and the construction
workers.

The owner conceives the idea of constructing a building to serve a specific need or
purpose. He also provides the fund to build it. The funding may come from the owner
alone, or through a real estate loan or from investors.

The initial step in transforming the project into concrete reality is for the owner to
contract the services of licensed professionals – qualified by training and experience –
to prepare the plans and the related documents.

An Architect is commissioned to conceptualize and to draw the architectural designs

and plans of the project based on the requirements of the owners and the building rules
and regulations that apply to the kind of structure to be built.

Engineers and Consultants collaborate and work with the architect by providing expert
advice and engineering services pertaining to electrical, plumbing, structural,
mechanical, air-conditioning or other specialized installations to be done the project.

ENGINEERING ANS CONSULTANTS REQUIRED IN PREPARING BUILDING

PLANS

Aside from the regular staff consisting of draft-persons, architectural designers,

estimators, specification writers and administrative employees, the Architect must also
avail of the technical expertise of Engineers and Consultants to assist in producing all
drawings and accompanying documents for a given project.
Engineers/experts supplementing the regular work force of the Architect’s office are the
following:

 Professional Electrical Engineer or Master Electrician – Prepares, signs and dry-

seals the Electrical
 Plans; including the application for an electrical permit to be issued by the
concerned government office
 and the utility company to supply electric power for the project.
  Sanitary Engineer or Master Plumber – prepares, signs and dry-seals the
Plumbing Plans; including the
 application for the plumbing permit from the concerned government unit.
 Civil – Structural engineer – designs and computes the correct sizes for structural
frames and other
 critical parts to achieve economy in the construction, strength, stability, and
safety of the building; signs
 and dry-seals his work.
 Mechanical Engineer – prepares plans for mechanical installation; signs and dry-
seals the plans and
 application for permit to place the equipment indicated in the drawings.
 Geodetic engineer – draws the lot plan based from the data on the OCT or TCT
of the project site if not
 yet available; or surveys the land, computes boundaries; and locates or relocates
concrete lot
 monuments; signs and seals his work.
 Other experts, if required by the nature of the project or by the Owner are:
Landscape Architects, Interior
 Designers, Environmental Planners; Geo-technical Engineers, etc.

2.0 CALCULATIONS

Calculations are the calculations or computations of the area of the building and
structural members of the project/building. In today’s generations there are some
software used to design a building such as AutoCAD, STAAD, sketchUP and others but
these three are common to use.

AutoCAD stands for Computer Aided Design. This software used for designing and
drafting. It allows a user to conceptualize ideas, product designs and drawings to the
required level of technical accuracy, perform rapid design calculations and simulations
in the field of manufacturing industries. Uses of AutoCAD helps to create blueprints for
engine valves and engine spare parts for manufacturing with accurate measurement.

The designed blueprint will be carried with the job for its complete stages of start to
delivery in between production teams, quality team and machine handling teams review
the design in case of any issues of understanding and continue machining with the
reference of blueprint drafters can be done in two types wiring diagram and surface
model diagram for use in the manufacturing, assembling, and repairing of Parts. It’s also
used for tracking the number of orders completed in a required time span.

STAAD or (STAAD.Pro) is a structural analysis and design software application

originally developed by Research Engineers International in 1997. In late 2005,
Research Engineers International was bought by Bentley
Systems.
STAAD.Pro is one of the most widely used structural analysis and design software
products worldwide. It supports over 90 international steel, concrete, timber &
aluminium design codes.

Confidently design steel, concrete, timber, aluminum, and cold-formed steel structures
anywhere in the world using over 90 included international design codes, regardless of
which STAAD option you choose.

 Automatically convert your physical model into an analytical model to streamline

your workflow.
 Improve multi-discipline team collaboration through broad interoperability with
Bentley desktop and
 cloud and mobile applications like OpenBuildings Designer, AutoPIPE, Revit, and
Tekla.
 Optimize concrete and steel BIM workflows with the full integration of physical
members and surfaces.
 Run many design alternatives in parallel with STAAD’s cloud services and view
the results in clear,
 graphical side-by-side comparisons.
 Design for high-seismic regions or everyday conditions, using Finite Element
analysis.
 View and edit models of any size from mobile devices.
 The output of the STAAD is one of the requirement in applying building permit
because it is the computations
 of the structural members of the building ensuring that all the designs are safe.

3.0 SPECIFICATIONS

Specifications for a building project are written descriptions, and the drawings are a
diagrammatic presentation of the construction work required for that project. The
drawings and specifications are complementary.

Specifications are addressed to the prime contractor. Presenting a written description of

the project in an orderly and logical manner, they are organized into divisions and
sections representing, in the opinion of the specification writer, the trades that will be
involved in construction. Proper organization of the specifications facilitates cost
estimating and aids in preparation of bids. The architect should coordinate the
specification terminology with that shown on the drawings.

3.1 Content of Specifications

It is not practical for an architect or engineer to include sufficient notes on the drawings
to describe in complete detail all of the products and methods required of a construction
project. Detailed descriptions should be incorporated in specifications. For example,
workmanship required should be stated in the specifications.
Contractors study specifications to determine details or materials required, sequence of
work, quality of workmanship, and appearance of the end product. From this
information, contractors can estimate costs of the various skills and labor re quired. If
workmanship is not determined properly, unrealistic costs will result and quality will
suffer. Good specifications expand or clarify drawing notes, define quality of materials
and workmanship, establish the scope of the work, and describe the responsibilities of
the contractor.

The terms of the contract documents should obligate each contractor to guarantee to
the client and the architect or engineer that all labor and materials furnished and the
work performed are in accordance with the requirements of the contract documents. In
addition, a guarantee should also provide that if any defects develop from use of inferior
materials, equipment, or workmanship during the guarantee period (1 year or more from
the date of final completion of the contract or final occupancy of the building by the
client, whichever is earlier), the contractor must, as required by the contract, restore all
unsatisfactory work to a satisfactory condition or replace it with acceptable materials.

Also, the contractor should repair or replace any damage resulting from the
inferior work and should restore any work or equipment or contents disturbed in fulfilling
the guarantee.

Difficult and time-consuming to prepare, technical specifications supply a written

description of the project, lacking only a portrayal of its physical shape and its
dimensions. The specifications describe in detail the material, whether concealed or
exposed, in the project and fixed equipment needed for the normal functioning of the
project. If they are properly prepared, well-organized, comprehensive, and indexed, the
applicable requirements for any type of work, kind of material, or piece of equipment in
a project can be easily located.

The technical specifications cover the major types of work—architectural, civil,

structural, mechanical, and electrical. Each of these types is further divided and
subdivided in the technical specifications and given a general title that describes work
performed by specific building trades or technicians, such as plasterers, tile setters,
plumbers, carpenters, masons, and sheet-metal workers, to name a few.

The prime contractor has the responsibility to perform all work, to furnish all materials,
and to complete the project within a schedule. The contractor, therefore, has the right to
select subcontractors or perform the work with the contractor’s own forces. In
recognition of this, each specification should contain a statement either in the General
Conditions or in the Special Conditions, that, regardless of the subdivision of the
technical specifications, the contractor shall be responsible for allocation of the work to
avoid delays due to conflict with local customs, rules, and union jurisdictional
regulations and decisions.

Standard forms for technical specifications can be obtained from the Construction
Specifications Institute (CSI). The CSI publishes a Master List of Section Titles and
Numbers, which is the generally accepted industry standard. In it, technical
specifications are organized into 16 divisions, each with titles that identify a major class
of work. Each division contains basic units of work, called sections, related to the work
described by the division title. Following is the division format developed by CSI:

a. General Requirements
b. Site Work
c. Concrete
d. Masonry
e. Metals 6. Woods and Plastics
f. Thermal and Moisture Protection
g. Doors and Windows
h. Finishes
i. Specialties
j. Furnishes
k. Special Construction
l. Conveying System
m. Equipment
n. Mechanical
o. Electrical

Language should be clear and concise. Good specifications contain as few words as
necessary to describe the materials and the work. The architect or engineer should use
the term ‘‘shall’’ when specifying the contractor’s duties and responsibilities under the
contract and use the term ‘‘will’’ to specify the client’s or architect’s responsibilities.

Phrases such as ‘‘as directed by the architect,’’ ‘‘. . . to the satisfaction of the architect,’’
or ‘‘. . . approved by the architect’’ should be avoided. The specification should be
comprehensive and adequate in scope to eliminate the necessity of using these
phrases. ‘‘Approved by the architect’’ may be used, however, if it is accompanied by a
specification that indicates what the architect would consider in a professional
evaluation. The term ‘‘by others’’ is not clear or definite and, when used, can result in
extra costs to the client. The word ‘‘any’’ should not be used when ‘‘all’’ is meant.

Types of Specifications:

Technical requirements may be specified in different ways, depending on what best

meets the client’s requirements. One or more of the following types of technical
specifications may be used for a building project.

Descriptive Specifications. These describe the components of a product and how

they are assembled. The specification writer specifies the physical and chemical
properties of the materials, size of each member, size and spacing of fastening devices,
exact relationship of moving parts, sequence of assembly, and many other
requirements. The contractor has the responsibility of constructing the work in
accordance with this description.
The architect or engineer assumes total responsibility for the function and performance
of the end product.

Usually, architects and engineers do not have the resources, laboratory, or technical
staff capable of conducting research on the specified materials or products. Therefore,
unless the specification writer is very sure the assembled product will function properly,
descriptive specifications should not be used.

Reference Specifications. These employ standards of recognized authorities to

specify quality. Among these authorities are ASTM, American National Standards
Institute, National Institute of Standards and Technology, Underwriters Laboratories,
Inc., American Institute of Steel Construction, American Concrete Institute, and
American Institute of Timber Construction.

An example of a reference specification is:

Cement shall be portland cement conforming to ASTM

C150, ‘‘Specification for Portland Cement,’’ using Type 1 or Type 11 for general
concrete construction.

Reputable companies state in their literature that their products conform to specific
recognized standards and furnish independent laboratory reports supporting their
claims. The buyer is assured that the products conform to minimum requirements and
that the buyer will be able to use them consistently and expect the same end result.

Reference specifications generally are used in conjunction with one or more of the other
types of specifications.

Proprietary Specifications. These specify materials, equipment, and other products by

trade name, model number, and manufacturer. This type of specification simplifies the
specification writer’s task, because commercially available products set the standard of
quality acceptable to the architect or engineer.

Sometimes proprietary specifications can cause complications because manufacturers

reserve the right to change their products without notice, and the product incorporated
in the project may not be what the specifier believed would be installed. Another
disadvantage of proprietary specifications is that they may permit use of alternative
products that are not equal in every respect. Therefore, the specifier should be familiar
with the products and their past performance under similar use and should know
whether they have had a history of satisfactory service. The specifier should also take
into consideration the reputation of the manufacturers or subcontractors for giving
service and their attitude toward repair or replacement of defective or inferior work.
Under a proprietary specification, the architect or engineer is responsible to the client for
the performance of the material or product specified and for checking the installation to
see that it conforms with the specification. The manufacturer of the product specified by
the model number has the responsibility of providing the performance promised in its
literature.

In general, the specification writer has the responsibility of maintaining competition

between manufacturers and subcontractors to help keep costs in line. Naming only one
supplier may result in a high price. Two or more names are normally supplied for each
product to enhance competition.

Use of ‘‘or equal’’ should be avoided. It is not fully satisfactory in controlling quality of
materials and equipment, though it saves time in preparing the specification. Only one
or two products need to be investigated and research time needed to review other
products is postponed.

Base-Bid Specifications. These establish acceptable materials and equipment by

naming one or more (often three) manufacturers and fabricators. The bidder is required
to prepare a proposal with prices submitted from these suppliers. Usually, base-bid
specifications permit the bidder to submit substitutions or alternatives for the specified
products. When this is done, the bidder should state in the proposal the price to be
added to, or deducted from, the base bid and include the name, type, manufacturer, and
descriptive data for the substitutions.

Final selection rests with the client. Base-bid specifications often provide the greatest
control of quality of materials and equipment, but there are many pros and cons for the
various types of specifications, and there are many variations of them.

4.0 QUANTITY SURVEY AND COST ESTIMATE

During development of a project the client normally looks to the architect for
construction cost estimates. It is advisable to provide a probable cost of construction at
completion of the schematic design, design development, and construction document
phases. A design contingency is usually carried in cost estimates. It can be reduced as
the documents are further developed. At completion of the construction documents, the
architect prepares, or has a consultant prepare, a final and most accurate estimate of
construction cost, which can be used for comparison with the bids submitted to perform
the work.

Value engineering may be performed by consultants and construction managers during

the development of the construction documents. (This is a misnomer for cost-reduction
engineering, since value engineering should occur before a design has been finalized
and construction documents have started. To be effective, value engineering should be
undertaken prior to design of any building system.

Value engineering should address operating and maintenance costs as well as first
costs, to provide true life-cycle cost estimates for comparative analysis. This can be
accomplished as early as the conceptual design phase of the project and should use
the expertise of cost consultants, if such service is not offered directly by the architect or
engineer.

Cost analysis should be performed concurrently with technical evaluation of the systems
proposed by the architects or engineers, to provide the client with proper information to
make an informed decision. The architect and engineer should address cost without
compromising the building program, building safety, or desired design and performance
of the facility and respond to the client in a professional manner regarding cost
estimating and value engineering.

5.0 BUILDING PERMIT

A building permit is an official approval issued by the local government agency that
allows you or your contractor to proceed with a construction or remodeling project on
your property. It is intended to ensure that the project plans to comply with local
standards for land use, zoning, and construction. These standards are intended to
ensure the safety of current and future owners and occupants and to provide
enforcement of zoning and land use policies.

Specific issues that the building permit process may address include structural integrity
of the framing work, zoning, sanitation, water, and sewer lines, fire protection, and
electrical service.

Not all home construction and renovation projects require a building permit. In most
cases, simple repairs and replacements can be performed by professional contractors
or homeowners without applying for a permit.

However, any project that involves additions or major changes to your home's structure
or its mechanical systems usually require you to apply for an appropriate permit from
the local building department. If you are hiring a contractor to perform the work, he
usually will handle the permit process for you, factoring in the cost of the permit to his
bid. If you are doing the work yourself, it is your responsibility to apply for the permit. Be
aware that your building department may require that some types of work be done only
by licensed professionals. Work on gas lines, for example, may be forbidden to
homeowners in some communities.

The requirements for permits vary widely from region to region, though, and the only
way you can tell for sure if a permit is required is to call your local building office and
describe the work you want to do. Some regions may require permits for almost every
type of work, even building a landscape fence. The decision to require a permit or not
often depends on an assessment of the relative risk the work poses to current and
future residents of the house.

The process of obtaining a building permit usually goes something like this:
1. Contact your local building office and describe the project you want to do. If a
permit is required, an
2. application form will be provided to you that outlines the requirements for
applying for a building
3. permit. Some jobs may require multiple permits. A major remodeling project, for
example, might require
4. a carpentry/construction permit, an electrical permit, and a plumbing permit.
5. Prepare the permit application, including whatever additional materials may be
required. Construction
6. projects may require drawings of the work you plan.
7. Submit the building permit application and pay whatever fees are required. The
licensing office will
8. issue you an official permit certificate.
9. As you begin work, post the building permit certificate as required. This may
mean taping the permit to
10. a door or window near where the work is being done.
11. At the designated points during the work, call the inspection office to arrange for
an inspector to visit the
12. worksite and review the quality of the work. If the inspector orders any changes
to the work, complete
13. these changes, and have the inspector return to review the work again.
14. Once the inspector approves the work, you no longer need to display the permit
certificate.