STAGES OF A PROJECT

. Stages of a project in RIBAs classification.

Royal Institute of British Architects

The Royal Institute of British Architects (RIBA) is a professional body for architects in the United Kingdom. Originally named the Institute of British Architects in London, it was formed in 1834 1837 - becoming the Royal Institute of British Architects in London

RIBA Outline Plan of Work

A- Appraisal B- Design Brief C Concept D Design Development E Technical Design F Production Information G Tender Documentation H Tender Action

2007

J Mobilisation K Construction to Practical Completion L - Post Practical Completion

RIBA WORK STAGES

PREPARATION DESIGN AB CDE

PRE-CONSTRUCTION
CONSTRUCTION USE

FGH
JK L

(Based upon 2007 RIBA plan of work)

1. Inception 2. Feasibility Study 3. Outline Proposal 4. Scheme Design 5. Detail Design 6. Production Information 7. Bills of Quantities 8. Tendering 9. Project Planning 10. Operation on Site 11. Completion 12. Feedback

RIBA work stages

RIBA work stages A Appraisal Description of key tasks Identification of clients needs and objectives, business case and possible constraints on development. Preparation of feasibility studies and assessment of options to enable the client to decide whether to proceed. B Design Brief Development of initial statement of requirements into the Design Brief by or on behalf of the client confirming key requirements and constraints.

PREPARATION

Identification of procurement method, procedures, organizational structure and range of consultants and others to be engaged for the project.
1

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 in briefing (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 be addressed before the project can proceed. Establishes the business rationale for the project and decides on the scope of the project. Inception can take many forms: For some projects it is a chat at the coffee machine. For bigger projects it is a full-fledged feasibility study that takes months. During the inception phase you work out the business case for the project: Derive how much the project will cost. Estimate how much profit it will bring in.

 A feasibility study is a follow up procedure to a business idea, dream or vision for a development project to gauge its viability. In essence, a feasibility study at the inception of a project helps clients to decide 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 engineering studies (geo-technical, infrastructures, traffic, transportation, C&S, M&E) Budget, Return on Investment (ROI), Cash Flow Schedule (Time-scale planning, project duration

Design Brief
During this stage, architect starts by gaining an understanding of the Clients objectives and by providing the expertise to allow the Client to define more precisely what is needed and how it can be achieved. In this way, the architect can influence the decision on type of facility required, its use, user needs, architectural concepts, construction time scale and cost criteria. At this stage, architect need to assist the Client in establishing a comprehensive 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 the basic reference document for the project and is a formal specific expression of what id required from the project.

 Therefore, the client must commit adequate time and resources to its preparation. The brief should be subject only to minimal changes once the detailed design commences. At this stage also, the identification of procurement method, procedures, organizational structure and range of consultants and others to be engaged for the project should be discusses

RIBA work stages C Concept

Description of key tasks Implementation of Design Brief and preparation of additional data. Preparation of Concept Design including outline proposals for structural and building services systems, outline specifications and preliminary cost plan. Review of procurement route.

DESIGN

D Design Development

Development of concept design to include structural and building services systems, updated outline specifications and cost plan. Completion of Project Brief. Application for detailed planning permission

E Technical Design

Preparation of technical design(s) and specifications, sufficient to co-ordinate components and elements of the project and information for statutory standards and construction safety. 2

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 guidance in preparing the outline proposal. Sufficient information is important to prepare a complete Concept that fullfill the client requirements

Information gathered from project brief, feasibility study, and the data from site survey and site investigation is use to prepare the Concept Stages
The design team also need other related imformation such as material specification, air conditioning,electrical system, transportation fasility, lif, fire alarm system, water springkler, smoke detector, safety aids, safety access , rubbish disposal and etc.

 The design that are produced base on the information will carried out insurance 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 Authority regulation must be follow to avoid problem such as getting approval at other stages. Review of procurement method, procedures, organizational structure and range 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 client need in the project brief.

 The site will be survey to locate the boarders and contour line. Engineer will identify the obstacle or problem at the site. Usually the problemcome from from underground cabelling, and servives pipe. Land survey also involve in this stage especially for large area. In soil investigation, the strength and nature or characteristic of soil will be identify 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 the architech in preparing the outline proposal so that the cost will always in control.

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

 The cost plan cannot be prepare in this stage because of inaddequte information. The best way to estimate is using floor area, cubic or unit assesement then multiply to cost of 1 unit. The cost of 1 unit is obtained from previous project (similar work and condition). Preliminary cost estimate is the way to check and control the budget of the client. If the cost is higher than the budget, then the design should be change or the client has to add the budget. But the cost advise at this stage is very limited due to uneddequte information. 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 time especially if there are any changes on the design.
To prepare the cost plan, the building is divide into certain element. Cost of each element is estimate using the standard data or using approximate quantity. 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 the number of storey

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 to full 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 the project brief is a on going process at this stage.

 The information from the project brief is still very much needed as the project brief is a on going process at this stage. Besides that, information from other resources should be gain because at this stage the design process is become more detail than the outline proposal. Sufficient information is important because it can avoid uncertainty and to ease the design team completing the design and select the quality of material which are suitable and follow the client needs and client requirements.

Information resources : manufacturer supplier Sub contractor (specialist) local authority

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

But after this stage the project brief is no longer can be amend after this stage.
The architect still lead his team and chair several meeting and briefing for getting the progress report on each discipline. Several choices of design and construction method to be consider and QS will prepare the estimate cost that shall include initial cost and future cost such as maintenance cost.

 The specific role for an architect itself is to design the building base on aesthetic value and function. At the end of scheme design the architect will lead the design team to present the very best design that should complete and integrate each team member discipline including the final cost plan.

Client agreement is important before the architect can apply and getting approval from the local authority.
The engineer will prepare the structural design. The architect design (drawing) and engineer design (drawing) are different to each other and both play a major role in construction. The architect start the design base on summary of client brief while the engineer will complete the design in term of the structure.

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

 Each design come with their advantage and disadvantage for an example reinforced concrete structure is cost less but it construction take a long period. Engineer will prepare the engineering structural drawing base on calculated load 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 services and 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 on aesthetic 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 to the local authority for approval. To get client agreement it may took some time and several discussion among the design team members in a way to achieve the best design which comply to all client requirement.

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 are detail and including floor plan, cross section plan, and including finishes and 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 of detail cost in each element to avoid any uncontrolled extra cost. Cost plan is designed as a tool or medium to alert team members on any extra cost if design changes are happen. Any extra cost may become as a financial burden to the client. The QS must always closely communicate and cooperate with other design team member so that the cost will always around rhe budget.

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 all parties involved especially during the construction stage. The Technical design / Technical Drawings shall be produced by all disciplines involve including architectural, civil, structural, mechanical, electrical and so on. The Bill of Quantity (BQ) shall also be prepared by the Quantity Surveyor during this stage. The BQ is basically a list of work descriptions to be carried out for the project which includes the method, quality and quantity of 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 put the prize for bidding

 Among the main reasons for the need of working drawings in a construction project 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 be prepared 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 including type of glass where applicable. Schedule of Finishes : indicating the type of finishes for floor, wall, and ceiling including 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 works such as schedule for drainage, reinforcement, mechanical & electrical fittings and so on.

 The architect must make sure that there is no more major design change in the project brief by the client. Making such changes during this stage will result in the delay on the overall planning and implementation, increase in project cost including for professional fees, and might as well cause the cancellation of the project altogether. Every member in the design team has to complete the design details for each respective discipline of work. For example, the structural engineer has to come out with a loading calculations 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 services engineer, m & e engineers, interior designer and so on.

 The working drawings shall be prepared in appropriate scales depending on the type of drawing and the requirement of the approving authority. The scale of the drawing must be properly selected in order for the drawing to be easily read and understood by various parties involve in a development project including the builders.

For instant, the scale of 1:100 is commonly used for general drawing of plans, 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 as 1:20, 1:10, or 1:5 to make them clearer to read.

 The architect must always communicates with the quantity surveyor during this stage to make sure all information can be conveyed in full for the purpose 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 of re-evaluating any variation of cost with the cost plan. The QS will inform any apparent discrepancy in elemental cost found to the architect 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 of quantity and other related documents in forming the Tender Document could commence

RIBA work stages F Production Information

Description of key tasks Preparation of detailed information for construction. Application for statutory approvals.

Preparation of further information for construction required under the building contract.
Review of information provided by specialists. G Tender Preparation and/or collation of tender Documentation documentation in sufficient detail to enable a tender or tenders to be obtained for the project. H Tender Action Identification and evaluation of potential contractors and/or specialists for the project. Obtaining and appraising tenders; submission of recommendations to the client. 3

PRE-CONSTRUCTION

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 for construction under the building contract. Review of information provided by specialist.

 Quantity Surveyor prepares the Bill of Quantities (BQ) by taking all the material requirements off the working drawings. This lists, item by item, all the materials and components which are required to construct the project.

Tender Documentation
Preparing the various tender documents including those for pre-main construction works (e.g. demolition, site clearance, access and hoarding) 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 interested in constructing the project should be invited to tender

Tender Action
Documents sent to builders so that they can estimate the price for which they are prepared to do 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 builder that they think most suitable, who then becomes the Contractor. The contractor bid are evaluated against price as well as other important considerations and a recommendations made to the clients on the acceptance of the overall best offer.

RIBA work stages J Mobilization

Description of key tasks Letting the building contract, appointing the contractor. Issuing of information to the contractor.

CONSTRUCTION

Arranging site hand over to the contractor. K Construction to Practical Completion Administration of the building contract to Practical Completion. Provision to the contractor of further Information as and when reasonably required. Review of information provided by contractors and specialists.

Mobilization
This is the award of the building contract to the successful firm and the formal appointment of the contractor.

Additional production information is issued to the contractor and arrangements are made to hand over the site to the contactor, for the duration of the contract as defined by the contract period.

Construction to Practical Completion

This is the stage where the contractor commences 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 and work has started on site. At this stage too, review of information provided by contractor and specialists are made where necessary. Upon completion, the formal signing over of the project to the responsibility of the client is made.

RIBA work stages L Post Practical Completion USE

Description of key tasks Administration of the building contract after Practical Completion and making final inspections.

Assisting building user during initial occupation period.

Review of project performance in use.

5 (back)

Design Option for CAHB Corporate Office which is based on a ships sail. This design will have 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.

Model of the building Initial Sketch

Typical Office Level

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). The building 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.

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