The construction process at a glance: 

PRE-ACQUISITION

Before a property is purchased for the specific purpose of refurbishment or development a feasibility study will be undertaken. Professionals appointed and there roles may include:

• Architects to draw a concept scheme

• Planning consultants to advise the architects on what should be feasible and design limitations

• Quantity surveyors to create draft budgets and advise architects of limitations.

• Surveyors to value the site as is and the potential development value (GDV)

• Heritage consultants if the property is listed or has a potential to become listed to advise on the possibility of a listing and any limitations a listing would create.

PRE-PLANNING 

Once a property is acquired before a planning aplication is submitted a solid applicaton must be drafted. Some of the professionals that would be appointed and their roles include:

• Architect DAS

• Planning Consultant Report

• Quantity Surveyor, the quantity surveyor will adjust the draft construction cost report after any major alterations to ensure that the project remains within budget.

• Heritage consultant, on listed buildings or biulding with the possibility of being listed can advise on how to sensitivly develop a building and on what features are likely to be able to change. They may also draft supporting documements for contentious applicatons.

• Structural engineer BIA

• Rights of light, if there is a possibility the project will affect the quality of light of a neighbouring property then a right of light assessment will need to accompany the application. If a scheme is failing to provide adequate light then it may be revised or arguments developed by the planning consultants as to its necessity and greater benefit.

• Local council, The local council will usually have a pre-application service where proposals can be sent to the council for review, they are not permitted to make suggestions to aid the development process but can advise on what aspect of a scheme are likely to be unacceptable and so via adjustments theoretically acceptable schemes can be developed.

PLANNING

Once comfortable that a scheme is acceptable the planning application can be made, in some circumstances this will require further investigation, consultation, amendments, committee hearings and in extreme cases appeals. Once a scheme had been granted permission  (or in cases where permission is not required) then design drawing can be sent out for tender to appoint a  construction team. Professionals involved in the planning process and their potential roles are:

• Architect, to make any revisions necessary, attend meetings with local groups during the consultation period and attend any mediation, committee hearing or appeal.

• Planning Consultant, to manage the application and attend any mediation, committee hearing or appeal.

• Quantity Surveyor, the quantity surveyor will adjust the draft constution cost report after any major alterations to ensure that the project remains within budget.

During the final stages of planning the architect and interior designer will specify the exact products, materials and layout. This can then be sent to the quantity surveyor who will create a Bill of Quantities from which the potential contractors can bid.

At tender stage the project manager will approach potential contractors who are then able to bid on the project using the Bill of Quantities to guarantee that all quotes are for the same specification and finish.

Once employed the contractor will revise the construction method statement to suit their method and logistics.

The quantity surveyor will then start releasing funds to the contractor to begin acquiring permissions, materials and paying deposits for sub contractors.

Site set up

once construction begins the main contractor and the sub contractors will work to transform the production information into a physical building. This will be supervised by daily visits from the project manager as well as weekly meeting with the design team. The architect will generally provide payment certificates once a fortnight on the recommendation of the quantity surveyor.

Any defects noticed during the construction phase or final checks of the building will be rectified, the project will be signed off by the architects and project manager then handed over to the client.

Post handover any faults becoming evident during the defects and liability period will be made good by the contractor and the quantity surveyor will prepare the final accounts for the project.