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STAGES OF A PROJECT

.

Stages of a project in RIBAs classification.

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Royal Institute of British Architects The Royal Institute of British Architects

(RIBA) is a professional body for architects inthe United Kingdom.

Originally named the Institute of BritishArchitects in London, it was formed in 1834

1837 - becoming the Royal Institute ofBritish Architects in London

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PREPARATION A B

DESIGN C D E

PRE-CONSTRUCTION F GH

CONSTRUCTION J K

USE L

A- Appraisal

B- Design Brief

C Concept

D Design Development

E Technical Design

F Production InformationG Tender Documentation

H Tender Action

RIBA WORK STAGES

RIBA Outline Plan of Work 2007

(Based upon 2007 RIBA plan of work)

J Mobilisation

K Construction to Practical Completion

L - Post Practical Completion

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1. Inception

2. Feasibility Study3. Outline Proposal

4. Scheme Design

5. Detail Design

6. Production Information

7. Bills of Quantities

8. Tendering

9. Project Planning10. Operation on Site

11. Completion

12. Feedback

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RIBA work stages

RIBA work stages Description of key tasks

PREPARATION

A Appraisal Identification of clients needs and objectives,business case and possible constraints ondevelopment.

Preparation of feasibility studies and assessment of

options to enable the client to decidewhether to proceed.

B Design Brief Development of initial statement of requirementsinto the Design Brief by or on behalf of theclient confirming key requirements and constraints.

Identification of procurement method,procedures, organizational structure and range ofconsultants and others to be engaged forthe project.

1

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Appraisal / Inception In this stage the design team usually defines the objectives, constraints and

criteria for development from clients brief.

The people directly involved are all client interest and architect usually inbriefing (set up client organization for briefing).

The inception phase is of significance primarily for new development efforts, in

which there are significant business and requirements risks which must beaddressed before the project can proceed.

Establishes the business rationale for the project and decides on the scope of theproject. Inception can take manyforms:

For some projects it is a chat at the coffee machine. For bigger projects it is a full-fledged feasibilitystudythat takes months.

During the inception phase you work out thebusiness case for the project:

Derive how much the project will cost.

Estimate how much profit it will bring in.

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A feasibility study is a follow up procedure to a business idea, dream orvision for a development project to gauge its viability.

In essence, a feasibility study at the inception of a project helps clients todecide on a go / no-go decision

A thorough and comprehensive feasibility study involves

Market research

Data collection Preliminary Site Investigation

Checking with authority requirements

SWOT study (Strengths, Weakness, Opportunities and Threats)

Architectural and Urban design, schematic sketches, preliminaries engineeringstudies (geo-technical, infrastructures, traffic, transportation, C&S, M&E)

Budget, Return on Investment (ROI), Cash Flow Schedule (Time-scale planning, project duration

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Design Brief During this stage, architect starts by gaining an understanding of the

Clients objectives and by providing the expertise to allow the Client todefine more precisely what is needed and how it can be achieved.

In this way, the architect can influence the decision on type of facilityrequired, its use, user needs, architectural concepts, construction time scale

and cost criteria.

At this stage, architect need to assist the Client in establishing acomprehensive project brief, which highlight the parameters of cost, time,quality, facility function and specifies the contractual aspects.

The importance of the brief cannot be over emphasized, as it constitutes thebasic reference document for the project and is a formal specific expressionof what id required from the project.

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Therefore, the client must commit adequate time and resources to itspreparation.

The brief should be subject only to minimal changes once the detaileddesign commences.

At this stage also, the identification of procurement method, procedures,organizational structure and range of consultants and others to be engagedfor the project should be discusses

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RIBA work stages Description of key tasks

DESIGN

C Concept Implementation of Design Brief and preparation ofadditional data.

Preparation of Concept Design including outlineproposals for structural and building

services systems, outline specifications andpreliminary cost plan.

Review of procurement route.

D DesignDevelopment

Development of concept design to includestructural and building services systems,updated outline specifications and cost plan.

Completion of Project Brief.

Application for detailed planning permission

E TechnicalDesign

Preparation of technical design(s) andspecifications, sufficient to co-ordinate componentsand elements of the project and information forstatutory standards and construction safety.

2

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Concept It is an architech sketching in general which is consist of lay out, design and

also construction.

All client needs including the law and regulation will be taken as a guidancein preparing the outline proposal.

Sufficient information is important to prepare a complete Concept thatfullfill the client requirements

Information gathered from project brief, feasibility study, and the data fromsite survey and site investigation is use to prepare the Concept Stages

The design team also need other related imformation such as materialspecification, air conditioning,electrical system, transportation fasility, lif,fire alarm system, water springkler, smoke detector, safety aids, safetyaccess , rubbish disposal and etc.

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The design that are produced base on the information will carried outinsurance implication, maintenance cost such as cleanning, servicing,

changing, repairing and not least the electrical cost.

The law and regulation such as Building by Law, and Local Authorityregulation must be follow to avoid problem such as getting approval atother stages.

Review of procurement method, procedures, organizational structure andrange of consultants and others to be engaged for the project.

Engineering work such as site survey, soil investigation, structure study,and also the study on building services should be carried at this stage to be

used by the architech.

The engineer will preparing all the information needed according to clientneed in the project brief.

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The site will be survey to locate the boarders and contour line. Engineer willidentify the obstacle or problem at the site. Usually the problemcome fromfrom underground cabelling, and servives pipe. Land survey also involve inthis stage especially for large area.

In soil investigation, the strength and nature or characteristic of soil will beidentify to design the foundation.

From above information, the engineer will come out with several proposal

to the architech. The best choices will be select to be use in the next stage.

QS is the financial advisor to the client. He will working together with thearchitech in preparing the outline proposal so that the cost will always incontrol.

Cost estimate is prepare base on the information from architech drawingand will be foward to the client accordingly.

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The cost plan cannot be prepare in this stage because of inaddequteinformation. The best way to estimate is using floor area, cubic or unitassesement then multiply to cost of 1 unit. The cost of 1 unit is obtainedfrom previous project (similar work and condition).

Preliminary cost estimate is the way to check and control the budget of theclient. If the cost is higher than the budget, then the design should bechange or the client has to add the budget.

But the cost advise at this stage is very limited due to uneddequteinformation. In fact there are no cost plan can be prepare in this stage.

Cost plan is a tool to control and report overall cost from time to timeespecially if there are any changes on the design.

To prepare the cost plan, the building is divide into certain element. Cost ofeach element is estimate using the standard data or using approximatequantity.

Before preparing cost plan, the QS and the architech have to consider basic

cost that will influent the overall design such as form of building and thenumber of store

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Design Development While the Concept stage was only a general approach on a design, the

design development will be more detail on it.

The design team will identify the detail information from various sources tofull fill the client needs and the regulation by the local authority.

It is a process of completing the project brief and prepare the certain

proposal including item below : Design approach

Method of Construction

Specification

Building amenity

Building structure Cost

The information from the project brief is still very much needed as theproject brief is a on going process at this stage.

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Information resources :manufacturer

supplier

Sub contractor (specialist)

local authority

The information from the project brief is still very much needed as theproject brief is a on going process at this stage.

Besides that, information from other resources should be gain because atthis stage the design process is become more detail than the outlineproposal.

Sufficient information is important because it can avoid uncertainty and toease the design team completing the design and select the quality ofmaterial which are suitable and follow the client needs and clientrequirements.

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At this stage an architect is still closely interpreted the project brief. And theproject brief itself is still actually go by progress.

But after this stage the project brief is no longer can be amend after thisstage.

The architect still lead his team and chair several meeting and briefing forgetting the progress report on each discipline.

Several choices of design and construction method to be consider and QSwill prepare the estimate cost that shall include initial cost and future cost

such as maintenance cost.

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The specific role for an architect itself is to design the building base onaesthetic value and function.

At the end of scheme design the architect will lead the design team topresent the very best design that should complete and integrate each teammember discipline including the final cost plan.

Client agreement is important before the architect can apply and gettingapproval from the local authority.

The engineer will prepare the structural design. The architect design(drawing) and engineer design (drawing) are different to each other andboth play a major role in construction.

The architect start the design base on summary of client brief while theengineer will complete the design in term of the structure.

The design should be consider either it is a steel structure or reinforcedconcrete structure for high rise building.

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Each design come with their advantage and disadvantage for an examplereinforced concrete structure is cost less but it construction take a longperiod.

Engineer will prepare the engineering structural drawing base on calculatedload to ensure the building can be built without any problem.

For servicers engineer ( mechanical and electrical), the job scope are

different. Services engineer is responsible to design all the building servicesand facilities such lift, escalator, cold and hot water system, fire system,electrical, air conditioning, garbage disposal system, and etc.

Each design of services must be suitable to architect design especially onaesthetic value which can be see on design of lamp, sanitary fitting, piping,

caballing, etc . while the engineer is emphasis on strength of the structure.

At the final stage, after the client has agree on it then the design is sent tothe local authority for approval. To get client agreement it may took sometime and several discussion among the design team members in a way toachieve the best design which comply to all client requirement.

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ROLE OF QS IN COST PLANNING

In this stage, the quantity survey job become more detail and its cover all

area of costing. The information given by the architect and engineer aredetail and including floor plan, cross section plan, and including finishesand services.

The first cost plan was done in this stage. As stated before the cost plan is

important to the construction process as its a control tool/technique ofdetail cost in each element to avoid any uncontrolled extra cost.

Cost plan is designed as a tool or medium to alert team members on anyextra cost if design changes are happen. Any extra cost may become as afinancial burden to the client.

The QS must always closely communicate and cooperate with other designteam member so that the cost will always around rhe budget.

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Technical Design Once the approval from the Local Authority has been obtained, it is the time

when the design process turns into another stage which is the preparation

of Technical Design.

This is the stage when all the schematic drawings are being detailed out.

In general, the technical design are the finalized design drawings that show

details on every aspects of building elements for easy understanding of allparties involved especially during the construction stage.

The Technical design / Technical Drawings shall be produced by alldisciplines involve including architectural, civil, structural, mechanical,electrical and so on.

The Bill of Quantity (BQ) shall also be prepared by the Quantity Surveyorduring this stage. The BQ is basically a list of work descriptions to becarried out for the project which includes the method, quality and quantityof the works for every component of the building to be built. The BQ

normally forms part of Tender Document as a basis for the contractor to putthe prize for bidding

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Among the main reasons for the need of working drawings in a constructionproject are to provide an exact guidance in preparing bill of quantity,accurate construction works, and avoiding possible disputes during

construction.

Other than drawings, specifications as well as schedules shall also beprepared in full during this stage for additional information.

List of schedules commonly needed to be provided are as followed:

Schedule of Door & Windows : showing type, quality, size, and finishes includingtype of glass where applicable.

Schedule of Finishes : indicating the type of finishes for floor, wall, and ceilingincluding joints.

Schedule of Interior Design Works / Fittings and Furnishing / Ironmongery.

Schedule of Sanitary Fittings : showing water closet, hand basin, sink, shower etc.

Other schedules which are deemed necessary including for engineering workssuch as schedule for drainage, reinforcement, mechanical & electrical fittings andso on.

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The architect must make sure that there is no more major design change inthe project brief by the client.

Making such changes during this stage will result in the delay on the overallplanning and implementation, increase in project cost including forprofessional fees, and might as well cause the cancellation of the projectaltogether.

Every member in the design team has to complete the design details foreach respective discipline of work.

For example, the structural engineer has to come out with a loadingcalculations and recommended sizes of the buildings structural elements,other than the complete set of structural drawing itself.

The same thing goes for other disciplines involve like building servicesengineer, m & e engineers, interior designer and so on.

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The working drawings shall be prepared in appropriate scales depending onthe type of drawing and the requirement of the approving authority.

The scale of the drawing must be properly selected in order for the drawingto be easily read and understood by various parties involve in adevelopment project including the builders.

For instant, the scale of 1:100 is commonly used for general drawing ofplans, sections and elevations.

While the scale for drawing such as site plan is generally smaller (1:500),the detail drawings (or shop drawings) may require bigger scales such as1:20, 1:10, or 1:5 to make them clearer to read.

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The architect must always communicates with the quantity surveyor duringthis stage to make sure all information can be conveyed in full for thepurpose of preparing an accurate bill of quantity, as well as to review and

manage the cost from exceeding the allocated budget by the client.

The method used by the QS in controlling the cost is normally by means ofre-evaluating any variation of cost with the cost plan.

The QS will inform any apparent discrepancy in elemental cost found to thearchitect or engineer to look and review the reasons for the increase in cost.

With the completion of the Technical Design stage, the preparation of bill ofquantity and other related documents in forming the Tender Documentcould commence

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RIBA work stages Description of key tasks

PRE

-CONSTRUCT

ION

F Production

Information

Preparation of detailed information for

construction.

Application for statutory approvals.

Preparation of further information forconstruction required under the building contract.

Review of information provided by specialists.

G TenderDocumentation

Preparation and/or collation of tenderdocumentation in sufficient detail to enable atender or tenders to be obtained for the project.

H Tender Action Identification and evaluation of potentialcontractors and/or specialists for the project.

Obtaining and appraising tenders; submission ofrecommendations to the client.

3

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Production Information

Once Building Regulations approval is obtained,a detailed cost estimate is carried out.

This includes :-All working drawings Architectural /

structural / services etc.All schedules door / window / drainage /

reinforcement etc. Specifications construction methods /

Preparation of further information forconstruction under the building contract.

Review of information provided by specialist.

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Quantity Surveyor prepares the Bill of Quantities(BQ) by taking all the material requirements offthe working drawings.

This lists, item by item, all the materials and

components which are required to construct theproject.

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Tender Documentation

Preparing the various tender documentsincluding those for pre-main construction works(e.g. demolition, site clearance, access andhoarding) and checking to see if they any special

terms required by the client. Architect will select method of tendering to be

used and produce all the tender documents.

When the project is approaching the tender

stage, the different firms that may be interestedin constructing the project should be invited totender

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Tender Action Documents sent to builders so that they can

estimate the price for which they are prepared todo the work. The tenders must be submitted by a specified

time and date. On the specified date the tenders will be opened

and the Architect / Client will select the builderthat they think most suitable, who then becomesthe Contractor.

The contractor bid are evaluated against price as

well as other important considerations and arecommendations made to the clients on theacceptance of the overall best offer.

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RIBA work stages Description of key tasks

CONSTR

UCTION

J Mobilization Letting the building contract, appointing thecontractor.

Issuing of information to the contractor.

Arranging site hand over to the contractor.

K Construction

to PracticalCompletion

Administration of the building contract to Practical

Completion.

Provision to the contractor of further Informationas and when reasonably required.

Review of information provided by contractors andspecialists.

4

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Mobilization

This is the award of the building contract to thesuccessful firm and the formal appointment ofthe contractor.

Additional production information is issued tothe contractor and arrangements are made tohand over the site to the contactor, for theduration of the contract as defined by the

contract period.

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Construction to Practical Completion

This is the stage where the contractorcommences the work on site.

It is typically referred to post-contract period,since it commences once the contract for the

construction of the project has been signed andwork has started on site.

At this stage too, review of information providedby contractor and specialists are made where

necessary.

Upon completion, the formal signing over of theproject to the responsibility of the client is made.

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Design Option for CAHB Corporate Office which is based on a ships sail. This design willhave 2 towers, which will be joined together at certain levels that reflects a smaller sail. A

telecommunications tower will be placed at the side of the building which resemble a mask

of a sail boat.

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Model of the building

Initial Sketch

Typical Office Level

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Menara Commerce

Bumiputra Commerce bank is the merging of

two banks, Bank Bumiputra and Bank of

Commerce Bank after the 1997 financial

crises. As a result, a new corporate

headquarter for Bumiputra Commerce is

required. We were appointed by the turnkey

contractor, IJM Properties Corp. to design a

39 storey building located in the center of

Kuala Lumpur which will be BCB New

Corporate Tower (Menara Commerce). Thebuilding is to be an iconic building and will

be identifiable structure in the Kuala Lumpur

skyline.

The concept of the building is taken

from the Heliconia Caribea plant. The

geometric shape of the faade reflects

the structure of the Heliconia and the

elegant shape of its flower is reflected in

its floor plan. The diagonal bracing of

the faade and the tapered top of the

building are derived from the staggered

structural form of the Heliconia Caribea.

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Original Conceptual Sketch Front Elevation Rear Elevation Right Elevation Left Elevvation

The skin material for the building is the combination of stainless

steel, glass and aluminum panels. The stainless steel bracing is

part structural and part aesthetic.

Elevation from

Jalan Gombak