Architecture / May 7, 2018 / .
The availability, location and capacity of existing utilities must be considered in the design. Connecting to these may involve significant costs particularly where they are inconveniently located or are distant from the site. For example septic tanks or pumping plant may be required to drain a site, easements may be required to cross neighbouring land, and diversions of live services may be required to accommodate the development.
The quality of the building will express the clients ambitions for a prestigious development. This may range from a top quality building with minimal maintenance requirements where all matters relating to the design are controlled by the design team to developments such as retail or industrial process where the detailed design is not critical and can be undertaken by the contractor. It may be essential to use high quality materials in conservation projects or where planning conditions have been imposed. High standards of craftsmanship will also be required on alterations and extensions to listed or historic buildings.
Speedy completion is often required on commercial developments. The pressure to achieve early completion intensifies when financing and interest costs associated with acquiring the site begin to mount. Clients will seek the early appointment of a contractor in these situations to enable a fast start up on site and will favour fast track design approaches where the design is developed in parallel with site construction operations. Such approaches risk allowing insufficient time to identify or consider beneficial design options, and may, on occasion, lead to abortive working and losing time. Speedy construction on site often requires accelerated working and shift or overtime payments, more intense management presence, and the use of dependable subcontractors and suppliers, all of which add to the cost of the project. Fast track approaches rule out cost certainty and the client will become aware of the eventual cost only at an advanced stage of the project.
This is where a client appoints consultants to produce the design, select the contractor and supervise the work through to completion. The contractor is usually selected on some basis of competition. The traditional procurement route prioritises quality aspects of the project and is also effective in delivering economic designs on most projects. The chief drawback of the approach is the extended project duration due to the need to complete the design prior to tender.