Like all projects, there is a pre-construction phase and this involves the co-ordination of a design team, obtaining consents and agreeing prices and terms of building contracts. This stage is perhaps even more critical in an urban area.
Forward planning is essential and can be a crucial factor in the start date of your project.
The success of this can largely be down to how proactive you or your project manager is.
1. Have your consents ready for your self build or extension
There may be a multitude of consents that are required. While these will generally not differ from council to council, they will vary in how efficiently the process is managed.
The top three consents that you should consider are:
Party Wall Agreements
These are required for structural work on or adjacent to neighbouring structures. Particular rules apply under the Party Wall Act, depending on the type of work and proximity to adjoining or adjacent structures.
Licence of Alteration
This is needed for remodelling of internal walls within leasehold premises and is obtained through managing agents. It can be time-consuming and will require the project manager to submit specific information to the managing agent.
Licences for many different types of works
These include licences for:
- scaffolding on pavements
- skips on highways
- basement construction bounding highway
- build-over agreements for utility services
- relocation of bus stops.
2. Produce a pre-construction programme for your project
This is the ultimate management tool for anyone preparing projects for building work. This programme should include:
- The professionals involved
- The work packages they will fulfil
- The time required for those tasks
- How these overlap and whether they can be carried out in parallel or simultaneously to optimise the time it takes to prepare the project for the build phase.
3. Manage costs at the tender stage
One of the ways to manage costs is to have a detailed preliminaries section in your project tender documents (Scope of Works or a Bill of Quantities).
The preliminaries will set out restrictions and working conditions that the contractors need to consider with their pricing including:
- scaffolding design and arrangements
- parking restrictions for skips and vans
It is also important at pre-construction stage to consider the build phase programme; this will be provided (only if requested) at tender stage.
Always review a contractor programme and discuss this with design team professionals, or better still with the project manager who will consider pinch points and make alterations to forecast timelines ahead of work starting.
4. Bring together your team of professionals early on
I would recommend liaising with a project manager with experience of similar projects early in the process to draw on their knowledge. They will steer the project through the maze of requirements on your behalf and set the project up for success during the build phase.
It is really important to assemble the professional design team at an early stage, too. You can draw on their experience and contacts and get great recommendations for professionals. We provide detailed proposals setting out who is required and for what role and in particular the work packages to be fulfilled.
A typical design team would include:
- structural engineer
- Party Wall surveyor
- M&E (mechanical and electrical) consultant.
5. Understand your contractors’ challenges
Your contractors will be working under several logistical constraints including:
Rubbish is often bagged and held on site in agreed locations ready for wait and load skips. Alternatives include licenced skips on highways, surrounded in hoarding where conveyors send rubble into skips (used for basement excavation works only).
While skips need licences to be placed on highways, if they are in parking bays then a permit to suspend the bay will also be required.
This is often a luxury as space is always tight. Where possible, we ask contractors to set up space within the building, or create the space in a temporary structure if viable. These can be placed on the first lift of scaffolding, roof tops or even small sheds in back gardens.
A project that I managed in Portobello Market required pre-construction approval with the council and the market traders’ office to arrange deliveries outside of market hours and directly into site or on to scaffolding. No waiting and no skips were permitted. This adds to construction time and cost, as handling time can often be increased.
There are often pre-construction agreements that need to be adhered to, such as travel routes into site (approved via planning), and in many cases one-way streets with waiting restrictions.
About the Author
Oliver Steele-Perkins is a project manager with particular expertise in assembling and managing pre-construction design teams