Integrated surveying
Metric acquisition and documentation of existing conditions, from individual properties to the wider landscape.
- Laser scanner
- Drone UAV
- Photogrammetry
- Topography
SCAN / ACTIVE
HIGH DENSITY
HIGH DENSITY
STS—AR
VALDICHIANA
VALDICHIANA
+
+
Drone · LiDAR · Photogrammetry · RTK
STATO
ATTUALE
We measure the present. We design what it can become.
3D surveys, restoration and design of buildings and landscapes.
From terrestrial surveying
to aerial acquisition
TECHNOLOGY / 02Reality, mapped.
Reality, mapped.
Design built on reliable data.
Drone photogrammetry documents and reconstructs in 3D the current condition of buildings, historic structures, roofs, façades, sites and land. RTK, GCP control points and topographic checks connect each model to its reference system and make the quality of the acquired data measurable.
FLIGHT SYSTEM / RTK—LiDARFrom flight to the
Acquisition platforms
From flight to the
three-dimensional model.
Each mission is calibrated to the subject being surveyed: a building, historic structure, urban area, slope or terrain. The LiDAR sensor records three-dimensional geometry, while the RGB camera captures high-resolution imagery and colours the point cloud. GNSS/RTK, IMU data and control points connect every dataset to its reference system, making it verifiable and compatible with laser scanning and topographic surveying.
TERRAIN WORKFLOW / 03Complex terrain.
Complex terrain.
Clear data for informed decisions.
Drone surveying documents slopes, embankments, vegetated areas and hard-to-reach surfaces while reducing direct operations in the most critical locations.
Through photogrammetry, LiDAR and ground control points, we reconstruct site morphology and produce digital models, contours, profiles, sections and volume calculations. When required, point-cloud classification separates vegetation from terrain to provide a more reliable representation of the actual surface.
ACCURACY CONTROL / 04Verified accuracy.
Verified accuracy.
Documented results.
Each survey is planned according to the size and morphology of the site, the required resolution and the intended use of the deliverables. Drone data is integrated and verified using GNSS, GCPs, independent checkpoints and, where required, a total station or laser scanner. The resulting checks make the scale, accuracy and reliability of the outputs clearly reportable.
PLANNINGGCPs AND CHECKPOINTSMULTI-SENSOR VERIFICATIONCONTROL REPORT
01Buildings and historic structures
02GNSS networks and control points
03Photogrammetry and point clouds
04Classified terrain and vegetation
05Digital models and contours
06Profiles, sections and volume calculations
02 / ARCHITECTURAL DESIGN
From data to design
Understand first.
Transform with precision.
The existing-condition model becomes the basis for architectural design. Restoration, refurbishment, new construction, outdoor spaces and landscape integration are coordinated within a single process.
BIM models, construction drawings, architectural visualisations and virtual walkthroughs allow geometry, materials and design solutions to be checked before construction.
Explore design ↘01Recovery and restoration02BIM and construction design03Sustainable construction and energy04Landscape and open spaces
00 / IDENTITY
Surveying comes before design
Drone, LiDAR and photogrammetry transform what exists
into verifiable three-dimensional data.
We survey buildings, historic structures, roofs, façades, sites and land using planned flights, RTK systems and ground control points.
Point clouds, orthophotos, digital models and sections document the current condition and provide a reliable basis for designers, owners and external practices.
01Controlled metric acquisition
02Data ready for design
INPUTExisting building
→ACQUISITIONMetric data
→MODELCurrent condition
→OUTPUTVerified design
01—05 / SERVICES
Coordinated expertise
One technical process.
Five operational fields.
Architectural design
Transformation, recovery and enhancement of the built heritage through a coordinated process.
- Concept
- Planning applications
- Construction drawings
- Construction supervision
Property records and compliance
Documentary and technical property management providing a clear, verified picture.
- Cadastral registrations
- Cadastral changes
- Land divisions
- Compliance
Energy and structures
Specialist assessments addressing building safety, performance and quality.
- Building energy engineering
- APE
- Structural calculations
- Diagnosis
Valuation and control
Economic and valuation tools supporting owners, companies and professionals.
- Appraisals
- Bills of quantities
- Accounting
- Consultancy
00B / STUDIO
Experience, territory, responsibility
Over fifty years
of technical expertise.
Studio Tecnico Sebastiani is built on more than fifty years of professional activity in the area. Its continuity is grounded in surveying, planning and design, supporting buildings, sites and properties from an understanding of their current condition through authorisation and construction.
Experience gained on Tuscan heritage is now combined with digital surveying, three-dimensional modelling, sustainability and new construction techniques, with nationwide availability. Our consultancy begins with listening and leads to clear, documented and achievable decisions.
Responsibility and continuity
Every assignment is managed with professional responsibility and unified technical oversight. Surveys, procedures, design and consultancy are coordinated by the practice, involving the specialist expertise required for each project.
One point of contact, coordinated expertise
Different disciplines are integrated into one operational process, reducing handovers, uncertainty and fragmented responsibility.
Evidence-based decisions
We support private clients, companies, professionals and public bodies with technical analysis, preliminary checks and strategies tailored to each assignment.
06 / TECHNOLOGIES
From reality to the model
Different tools.
One integrated knowledge base.
LASER SCANNER / BIM INPUTComplex geometries.
Complex geometries.
Queryable data.
Interiors, façades, structures and deformations are combined in a registered and verified point cloud, ready for sections, analysis and BIM modelling.
DRONE / UAV + GCP
Controlled aerial photogrammetry
Planned flights over buildings, historic structures, sites and land produce orthophotos, point clouds, 3D models and metric surfaces verified through RTK, GCPs and independent checkpoints.
TOPOGRAPHY / TIN—SECTION
Land and terrain surveying
Control networks, plan-altimetric surveys, setting-out and sections reveal morphology, level changes and design transformations.
Operational outputs
01
Point cloud
High-density three-dimensional metric base
02
Orthophotos and 3D models
Geometric reading of roofs, façades and terrain
03
Profiles and sections
Longitudinal and transverse sections, elevation profiles and slope analysis
04
2D drawings
Plans, architectural and territorial sections, elevations and construction details
05
Technical framework
Coordinated compliance checks, procedures, valuations and assessments
Completed work / documented process
From survey data.
To usable deliverables.
Three real assignments show how field acquisition becomes usable information. Photographs, control points, point clouds, meshes and elevation surfaces are checked and organised to produce models, orthophotos and technical drawings ready for analysis and design.
01 / ACQUISITIONDrone, imagery and GCPs
→02 / CONTROLRTK and references
→03 / PROCESSINGPoint cloud, mesh and surfaces
→04 / DELIVERYModel and drawings
Photogrammetric survey of the structure
Geometry, masonry and context captured in a queryable three-dimensional model.
Geometry from above
Roof slopes, ridges, valleys and details documented with metric continuity.
Textured model and control network
Buildings and terrain coordinated within a single reference system for analysis and design.
Surfaces, elevations and morphology
Colour-coded elevations make differences in level and volumes immediately recognisable.
Vertical architecture, measurable detail
Masonry, openings and bell chamber reconstructed in a verifiable three-dimensional model.
Architecture and garden within the same model
Volumes, loggia, towers and external works read as one geometric whole.
Restoration of a Tuscan Leopoldina
Architectural visualisation for a sensitive restoration of the tower, dovecote, loggia and local materials, completed by a natural, landscape-integrated swimming pool in the Valdichiana landscape.
Complex geometries documented without simplification.
- CONTEXT
- Historic architecture in the Arezzo area.
- ASSIGNMENT
- Document roofs, masonry and vertical development.
- TOOLS
- Photogrammetry, high-resolution imagery and metric control.
- DELIVERY
- 3D model, orthophotos, roof plans and elevations.
- RESULT
- A measurable basis for conservation, maintenance and design.
Buildings and terrain in the same reference system.
- CONTEXT
- Rural estate in the Valdichiana.
- ASSIGNMENT
- Combine the building complex, ancillary areas and ground morphology.
- TOOLS
- Aerial survey, GCPs and GNSS/RTK control.
- DELIVERY
- Mesh, textured model, DEM/DSM and sections.
- RESULT
- Elevations, slopes and volumes ready for analysis and regeneration.
Architecture, loggia and garden read as one system.
- CONTEXT
- Historic villa and landscape in Tuscany.
- ASSIGNMENT
- Document the building, towers, elevations and external works.
- TOOLS
- Metric imagery and topographic control references.
- DELIVERY
- Point cloud, three-dimensional model and architectural drawings.
- RESULT
- A coordinated geometric basis for analysis, conservation and design.
PHOTOGRAMMETRYPOINT CLOUDMESH 3DGCP / RTKDEM / DSM
Field equipment
Reliable data begins
with real-world measurement.
GPS/GNSS receivers, controllers and acquisition systems support every survey campaign. Technology is selected according to the subject, scale and required accuracy.
INSTRUMENT ARCHIVE / 07From optical instruments to
Instruments, method, continuity
From optical instruments to
digital measurement.
Accuracy depends not only on technology, but also on knowledge of the instrument and control of the data. Equipment preserved in the studio tells the story of topographic surveying and the continuity of a method developed in the field.
Explore the archive ↗
01
Orientation, collimation and coordinated acquisition of angles, distances and elevations.
02Redundant controls, closures and checks make the data traceable before delivery.
03From the total station to GNSS, laser scanner and drone: every measurement flows into the same digital model.
STATO ATTUALE method
Survey.
Interpret.
Share.
We collaborate with architecture, engineering and regeneration practices, providing an independent, verified knowledge base ready for subsequent design assessments.
01
Project brief
Required objectives, scale, accuracy and deliverables.
02
Acquisition
Buildings, historic structures, land and sites are surveyed using laser scanners, drones, GNSS and topography.
03
Processing
Registration, verification and construction of the digital existing-condition model.
04
Data delivery
Point clouds, 3D models, orthophotos and 2D drawings are organised in the agreed formats for the client’s use.
05
Design or collaboration
The client may appoint the studio for subsequent phases or freely use the documentation with their own designers. On request, we support external practices in reading the data and developing regeneration proposals.
ARCHIVE / AERIAL FRAMEA heritage of measurement
Before digital tools,
the same precision.
The history of surveying is one of observation, optics and geometry. Aerial photographs and mechanical instruments preserve the methods from which contemporary technologies evolved.
STATO ATTUALE connects this culture of measurement with GNSS, laser scanning, drones and three-dimensional models.
03 / DESIGN
Conserve · Regenerate · Build
From decay
to a new life.
Existing conditions embody memory, material and potential. Design coordinates structure, envelope, finishes, conservation and landscape: every decision begins with understanding the place and contributes to a new relationship between building, use, comfort and energy.
PRINCIPLE / 01
Preserve what has value.
Transform what no longer works.
Give places a future.
Heritage recovery
Survey, assessment and design for wholly or partly deteriorated properties, with close attention to original character, textures, proportions and historic layers.
Stone and restoration
Structural consolidation, masonry repair, compatible reinstatement and enhancement of the construction identity of historic and rural buildings.
XLAM
Design with cross-laminated solid timber panels for efficient, precise and low-impact construction.
Platform frame
Timber-frame systems for new buildings, extensions and additional storeys, coordinated with the envelope, building services and energy performance.
Landscape and open spaces
Gardens, paths, walls, drainage, lighting and low-impact Natural and landscape-integrated swimming pools are designed together with the building, selecting plants suited to the climate, soil and identity of the Tuscan landscape.
Architecture as a system
From preliminary structural studies to construction details, we coordinate technology, layout, services, finishes and conservation condition to create a coherent, buildable whole.
Biobased and mineral materials
Wood fibre, mineral fibres, hemp-and-lime components, bio-based blocks and recycled materials are selected according to the substrate, breathability, durability, comfort and compatibility with the existing fabric.
High-performance envelopes
Wood-fibre or mineral-fibre insulation, slim aerogel solutions, timber roofs and high-performance junctions are assessed case by case to limit thermal bridges and resource consumption.
Ground and radon protection
Ventilated or modular recycled-material subfloors, membranes, radon barriers, drainage and below-ground junctions defined according to site conditions.
VISUAL DESIGN / BIM—3DBIM models and
The project before construction
BIM models and
advanced visualisation.
From survey data and point clouds we develop BIM models in which building geometry and information are organised within a coordinated system. Architecture, structure, envelope and services can then be assessed together, checking clashes, quantities and construction choices before work begins.
The information model also provides the basis for high-resolution architectural visualisations and virtual walkthroughs. Materials, finishes, furnishings, planting and lighting create a realistic simulation of interiors and outdoor spaces, helping compare options and understand the outcome before construction.
MODEL / BIM—033D COORDINATION
POINT CLOUDAXONOMETRIC SECTIONCLASH DETECTION
X Y Z
01BIM + 3D MODEL
Coordinated information objects, geometry and disciplines.
02PHOTOREALISTIC RENDERING
Realistic textures, light, materials and finishes.
03VIRTUAL TOUR
Immersive routes through and around the design.
04COORDINATION
Clashes, quantities and decisions verified before construction.
EXISTINGSurvey + diagnosis
→STRATEGYConservation + innovation
→DESIGNArchitecture + landscape
→CONSTRUCTIONDetail + control
09 / PROPERTYTechnical assessment
Understand before signing
Technical assessment
before purchase.
We support owners, buyers, professionals and agencies with the technical assessment of a property before and during negotiations.
The aim is to reconstruct a reliable documentary picture, identify any issues and define the necessary technical procedures.
01
Document access
Collection and analysis of planning approvals and available documentation.
02
Planning compliance
Comparison between authorised condition, surveyed condition and subsequent alterations.
03
Cadastral consistency
Verification of plans, identifying data and correspondence with the actual property.
04
Technical report
Summary of findings and technical support for preparation of the deed.
05
Valuation and appraisal
Property valuations, areas, state of repair and relevant conditions.
06
Compliance plan
Identification of viable procedures when discrepancies emerge.
Innovative, responsible design
Innovate without
losing the sense of place.
Every decision is assessed as part of one system: structural safety, energy efficiency, material quality and the relationship with the landscape must produce a coherent, durable and genuinely buildable project.
Coordinated performance
Structure, envelope, building services, orientation and renewable energy are designed together. The result is a building with lower heat loss, controlled energy use, stable comfort and reduced running costs.
Materials selected to last
Wood fibre, mineral fibres, aerogel, hemp, lime, local stone and recycled components are selected according to the substrate and required performance, considering compatibility, healthy interiors and long-term maintenance.
Different materials, one structural system
Steel, timber, stone masonry and reinforced concrete are combined where each material contributes most effectively. Ductility, stiffness and lightness are coordinated for seismic response, durability and reduced environmental impact.
Design beyond the building
Gardens, native planting, paths, lighting, drainage and Natural and landscape-integrated swimming pools are developed within the same design. Outdoor spaces become a functional part of the project while preserving the identity of the rural landscape.
Efficiency and autonomy
High-performance envelopes, efficient building services, photovoltaics, storage and electric mobility are coordinated to reduce energy use and running costs.
Materials and comfort
Natural, mineral and recycled materials are integrated with control of light, air, humidity and acoustics to create healthy, durable interiors.
Water and landscape
Radon protection, drainage, permeable surfaces, local stone and native planting connect the building, outdoor spaces and responsible water management.
WATER / LANDSCAPE—07Water spaces
Natural and landscape-integrated swimming pools
Water spaces
integrated into the landscape.
Design of landscape-integrated swimming pools, with shapes, materials and finishes in harmony with the building and outdoor spaces.
Continuity with the setting
Organic profiles, local-stone edges, naturally toned finishes and native planting reduce visual contrast and preserve the character of the rural landscape.
Gradual access and consideration for wildlife
The gently sloping floor facilitates entry and exit and makes depth easier to understand. Sloping edges and shallow areas can also offer small animals an easier way out than vertical walls.
Local aggregates and permeable resin
Local aggregates and permeable binders integrate paths, sun terraces and pool surrounds, encouraging water infiltration and reducing runoff and sealed surfaces.
SAFETY / DESIGN NOTEA beach-style entry improves usability and depth awareness, but safety measures are always defined according to the setting and intended use.
12 / WHERE TO STARTWhat is your
A path for every need
What is your
starting point?
Select your objective: each route brings together the surveys, checks, design work and specialist advice genuinely required for your case.
01
I need to survey a building or land
RTK drone, LiDAR, laser scanner, GNSS, photogrammetry, DEM/DTM models, sections and metric documentation.
VIEW THE PATH ↗02I need to restore or build
Existing-condition survey, feasibility study, architectural design, approvals, construction drawings and site supervision.
VIEW THE PATH ↗03I need to buy or sell
Planning and cadastral verification, document access, valuation and technical support during negotiations.
VIEW THE PATH ↗04I want to reduce consumption and environmental impact
Assessment, envelope, building services, photovoltaics, sustainable construction and strategies for high-efficiency buildings.
VIEW THE PATH ↗13 / RELIABILITYTechnical expertise.
A clear assignment from the outset
Technical expertise.
Usable results.
Before starting, we define objectives, scale, checks and delivery formats. The client understands the workflow and receives data organised for its intended practical use.
50+years of technical experience
01single contact for coordinated expertise
3Dfrom survey to information model
ITnationwide operations
Defined goals and scope
We assess available material, operating conditions and the final use of deliverables. The proposal defines activities, outputs and level of detail.
- Preliminary assessment
- Work programme
- List of deliverables
Documented checks
Acquisition, processing and checks are coordinated within the same process. Technical decisions are explained and any issues are shared promptly.
- Metric checks
- Multidisciplinary coordination
- Traceability of checks
Data ready to use
We deliver documents that owners, contractors and professionals can readily use, together with the information required to interpret them and continue the work.
- PDFs and reference drawings
- DWG, DXF, IFC and 3D models
- LAS/LAZ, orthophotos and territorial data
Do you already have documents, photographs or a previous survey?Send them with a short description and we can identify the most suitable technical path.
14 / DELIVERABLESEvery stage produces
Data that becomes decisions
Every stage produces
a usable deliverable.
Not simply images, but coordinated and verifiable deliverables: from raw data to construction drawings and the documentation supporting approvals, construction and property management.
DELIVERY FORMATS
PDF · DWG · DXF · IFC · OBJ · E57 · LAS/LAZ · GeoTIFF
Delivery formats are agreed for each assignment and the recipient’s software.Survey and current condition
- Point clouds and scans
- Orthophotos and rectified imagery
- DEM, DTM and contour lines
- Territorial profiles and sections
Digital documentation
- Plans, elevations and sections
- Three-dimensional and BIM models
- Crack and material mapping
- Authorised-versus-actual comparisons
Construction documents
- Construction details and junctions
- Materials and schedules
- Bills of quantities
- Specialist coordination
Advanced visualisation
- High-resolution visualisation
- Realistic textures and materials
- Virtual tours
- Preliminary verification of decisions
15 / FREQUENTLY ASKED QUESTIONSClarity first.
Clarity first.
Then design.
Concise answers to the questions most often asked before commissioning a survey, technical assessment or design project.
01When is laser scanning appropriate?+
When geometry, deformations, interiors or façades require dense, verifiable three-dimensional documentation, also suitable for BIM and restoration.
02Why are GCP control points needed for drone surveys?+
They connect the photogrammetric model to ground-measured references, allowing its accuracy, scale and orientation to be checked.
03What should be checked before buying a property?+
Planning approvals, authorised condition, actual condition, cadastral plan, discrepancies, constraints and possible compliance routes.
04What does a construction design package include?+
Plans, elevations, sections, construction details, materials, specialist coordination, bills of quantities and the information required for construction.
05Can I see the design before work begins?+
Yes. 3D models, realistic materials, architectural visualisations and virtual walkthroughs allow spaces, light and design options to be assessed before construction.
06Can we appoint the practice for surveying only?+
Yes. STATO ATTUALE can acquire and organise the existing condition, then deliver point clouds, 3D models, orthophotos, plans, elevations and sections for clients and external practices to use in their own design process.
16 / TERRITORY
Valdichiana · Tuscany · Umbria · Italy
Local roots.
Nationwide operations.
From its Castiglion Fiorentino office, the practice works regularly across the provinces of Arezzo, Siena and Florence, in Cortona and the Valdichiana, and more broadly throughout Tuscany and Umbria. For surveys, consultancy and specialist assignments, the practice is available nationwide, coordinating equipment, travel and delivery methods to suit each project.
Castiglion Fiorentino OFFICECortona and the ValdichianaProvince of ArezzoProvince of SienaProvince of FlorenceUmbriaNationwide
CONTACT / STARTTell us
Survey or design?
Tell us
where to begin.
Indicate the service, location and objective of the assignment. If available, prepare the property location, photographs, plans or documents already in your possession: we will contact you to define the site visit, required checks and quotation.
SA / CONTACT POINT
Visit us
In the heart of the
Valdichiana near Arezzo.
The practice works across the provinces of Arezzo, Siena and Florence, throughout Tuscany and Umbria, and is available for assignments nationwide, collaborating with property owners, contractors, professionals and public bodies.
OfficeVia Aretina, 183
52043 Castiglion Fiorentino (AR)
52043 Castiglion Fiorentino (AR)
Studio telephone0575 65 9511
Mobile and WhatsApp392 34 71 508
VAT number01991520519
Coordinates43.35202° N
11.90549° E
11.90549° E
ARCHIVE / GEOID AND HISTORIC REFERENCESMeasurement
Measurement
before
coordinates.
The geoid is the physical reference for elevations: a surface linked to the Earth’s gravity field, interpreted over time through observations, levelling and optical instruments. Photography preserves the material memory of this history of measurement.
OPTICSTOTAL STATIONGNSSLASER SCANNERDRONE
ARCHIVE / TOTAL STATIONAngles.
Angles.
Distances.
Coordinates.
The electronic total station combines collimation, angular measurement and distance measurement: a decisive step between the optical-mechanical tradition and contemporary digital acquisition.
OPTICSTOTAL STATIONGNSSLASER SCANNERDRONE
ARCHIVE / METRIC SCALEElevation
Elevation
before
digital data.
The levelling staff preserves the physical nature of measurement: a scale read directly in the field, tied to the geometry of the level and the careful establishment of elevations.
OPTICSTOTAL STATIONGNSSLASER SCANNERDRONE