Allenby and Associates
Architecture, Planning, Construction Management
Kealaola, LLC

Our expertise in sustainable architecture, planning, procurement, project control, and construction management assists our Clients in selecting the most effective project delivery approach to ensure that the project is completed on time and within budget. 

Design/Build Approach

A "Design/Build" approach is different than the traditional "Design/Permit/Build" approach.  This approach does more than simply secure the building permit; it brings together the Design Team, a selected General Contractor, the Client, and other specialists (i.e., real estate marketing groups) to collaborate in the design process.  The Design/Build Approach is focused on making projects simpler, smarter, faster and more efficient.

As this is typically a fast track process, the construction materials and methods, as well as the construction GMP (Guaranteed Maximum Price), are established prior to the completion of the permitted Construction Documents.  It is essential that the Design Team, the General Contractor and their subcontractors and material suppliers be experienced in this design approach. 

The collaborative team offers our Clients the ability to design, manage and oversee construction through one integrative service that provides the following benefits:

  • Single-source responsibility
  • An integrated design and construction team
  • Designer-led design-build team
  • A partner in meeting objectives
  • Enhanced quality
  • Faster project completion
  • Early-known costs
  • Reduced change orders and owner risk
  • Lower overall project cost
  • Higher owner satisfaction

We, at Allenby and Associates, have hands-on, working knowledge and past experience in this innovative approach.  It is often the most effective and efficient means to our client’s desired result of producing a graceful example of marketable architecture, constructed within budget and schedule, with the least amount of challenge.

Design/Permit/Build Approach

The Design/Permit/Build approach is the historical standard project delivery approach in the industry.  This design approach can best be described as methodical.  Once one phase is fully completed, you proceed to the next phase. 

This process starts when the project program has been established.  The Design Team then produces a set of permit construction documents that defines the scope, theme and character of the project.

During the production of the construction documents, the Design Team will select and specify products, materials, and architectural systems, which will serve as the standard for construction.

Once the construction documents are completed, these documents are submitted for permit and governmental approval.  Upon receipt of the building permit, the project is put out for bid and the construction cost established.  After contract negotiations, a General Contractor is selected and construction begins.

Depending on the project, this tried and true project delivery approach can result in an efficient management process where architecture that meets our Clients expectations, budget and schedule is achieved.