Understanding Design, Development
and Procurement Terminology

At Carabiner, we work with stakeholders from all walks of life, who represent the needs of their community.

Major projects follow a complex process from recognising initial demand and creating vision, feasibility and funding procurement, and following the various stages of design and construction.

Speaking the same language
We aim to be more connected to our clients than any other firm. To assist in furthering understanding, we have assembled a glossy of typical terms that may appear within documentation from consultants and contractors throughout the project process.

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Glossary of Terms:

Lead Consultant
Typically the Architect, the lead consultant engages with the Local Government and their stakeholders to guide the project throughout the various stages, provide design and strategic inputs, and manage feedback and deliverables from the subconsultant team.

Subconsultant
Subconsultants provide expertise across a range of specialist disciplines, including but not limited to electrical, mechanical, hydraulic, fire, environmental, acoustic and cultural context. The subconsultant team is managed by the lead consultant, and may influence technical or experiential aspects of the design.

Contractor
The builder, or contractor, is responsible for managing the various subcontractors who will build the building. The builder’s engagement and level risk will differ based upon to the method of procurement chosen within the contract.

Feasibility Study
A report that outlines a prospective project’s viability, by providing a detailed analysis of present and future opportunities, site and environmental context, economic potential, status of any existing infrastructure, stakeholder needs, and other factors.

(DA) Development Application
DA Refers to a Development Application, a formal request submitted to the responsible authority (may be local government, a state government authority, a redevelopment authority, etc) for permission to carry out development, such as major renovations or new construction. It is a process used to ensure proposed projects meet planning requirements and can involve architectural drawings, site analysis, and reports before being assessed by the council. The DA's main purpose is to make sure the proposed project follows all the local planning rules before building starts.

(BP) Building Permit
A Building Permit (BP) is a mandatory legal permit for most construction projects, serving as the final confirmation that project plans adhere to all building laws and regulations, often following an initial Development Approval (DA). Its primary purpose is to guarantee the building is safe and meets all necessary standards, particularly those outlined in the National Construction Code (NCC). The term is commonly used by industry professionals such as architects, planners, and builders to refer to this essential, final sign-off step before construction can legally commence.

Business Case
A business case justifies the project's value to decision-makers by outlining costs, benefits, and risks in a formal proposal, this may be used as part of the advocacy work for fund procurement.

Concept Design (often part of schematic design phase)
This early phase is the beginning of turning abstract ideas into a preliminary plan and direction. The concept design provides stakeholders with renderings and drawings so they can more easily visualise look and feel, finished spaces and flow between areas. Collaboration between the architect and the client (and their stakeholders) will further assist in refining the design to the next phase.

(SD) Schematic Design
This phase builds upon the concept design, and further iterates the project into size, scale, volume, preliminary floor plans, and elevations showing spatial and functional relationships.

Detailed Design
Detailed design is a term that generally extends up to tender phase (included design development and contract documentation). This phase finalizes the project by specifying all construction details, materials, finishes, and technical systems. This process translates the schematic intent into a comprehensive, buildable reality, ensuring code compliance and providing the clarity contractors need for accurate pricing and construction.

(DD) Design Development
Design Development is a crucial phase because making changes on paper or digitally is much easier and cheaper than making them during construction. This stage incorporates precise measurements and detailed information into the design, leading to a much more accurate cost estimate for the final construction documents. This phase precedes contract documentation which leads to tender.

(CD) Contract Documentation
Contract Documentation refers to the legally binding documents, including detailed drawings, specifications, and agreements, that define a construction project's scope, quality, and terms. The purpose of contract documentation is to create a comprehensive, legally binding blueprint that defines the project scope, materials, and quality, ensuring all parties are aligned. This clarity facilitates accurate and comparable contractor bids, guides the construction process to minimize disputes, and ultimately guarantees the architect's design intent is realized while meeting all necessary legal and approval requirements.

Tender Documentation
Tender documentation is the complete set of drawings, specifications, schedule of accommodation and a Bill of Quantities used to invite contractors to submit accurate, competitive bids for a construction project.

Superintendency
A role in a construction project responsible for administering the contract between the principal (client) and the contractor. Like an independent referee, this role includes contract administration, performing functions like approving subcontractors, resolving contract issues, and certifying payments, extensions of time, and completion. An architect may take on the role of Superintendent, or Superintendent’s Representative (SR). The two roles are similar, except that SR is delegated authority from the Superintendent, which may have some limitations

(DLP) Defects Liability Period
This period (variable depending on contract) starts at practical completion, and is used to address defects and correct issues that have arisen as a result of the builder/contractor’s work. As architects, we attend site meetings and catalogue potential faults, repairs and areas that require attention to be addressed with rectification.

(D&C) Design & Construct
This is a project delivery method where a single contractor is responsible for both the design and construction of a project. The architect is integrated within the contractor's team, and is governed by the contractor. This approach may offer advantages like a single point of responsibility, faster delivery, and potentially better cost predictability. However, this also provides challenges such as lower levels of control over the design (for both the client and the architect).

Traditional Procurement
Traditional Procurement is a linear, sequential process where the design and construction phases are separate. The client will select and engage architects to collaborate with them on the project, utilising their experience to create plans and detailed documentation before a contractor bids on and builds the project.

(ECI) Early Contractor Involvement
Early Contractor Involvement (ECI) is a project procurement method where the contractor joins the team during the planning and design phase (rather than at the end of the design phase). This may lead to inputs from the contractor in terms of constructability and efficiencies.

(MC) Management Contracting
Management Contracting is a project procurement method where the client hires a Management Contractor to oversee and coordinate the entire construction process. This includes oversight of the contract, scheduling and on site operations.

(QS) Quantity Surveyor
A quantity surveyor is a construction professional responsible for the financial management of building projects from the initial planning and feasibility stage right through to completion. They are the cost experts, providing detailed cost estimations and budgets, preparing tender documents, and actively managing cost control to ensure the project remains on budget. A QS may be engaged as part of the architect’s subconsultant team, or independently by the client.

Buildability
Buildability and constructability both relate to the ease and feasibility of building a project, but are sometimes distinguished: Constructability focuses on integrating construction knowledge into the planning and design phases for optimal project outcomes, while Buildability specifically describes the ease of physical implementation, quality, and the physical ability to construct the design. Early integration of construction knowledge improves both.