Ten Steps in the Development and Design Process
The ten steps in the Development and Design Process are:
Securing Professional Expertise
Even before you have a site in mind, you should consider retaining professionals to help you. There are two key professionals that will help make your project a success: the project manager and the architect. Depending on your resources and the scope of your project you may want to hire both.
- For large renovations or new construction a project manager is well worth building into the budget. Having one person responsible for coordinating the design and construction process, and following every step of the project will likely save you time and money
- For smaller projects, the architect along with the project committee’s chair or facilitator may have to take on the role of project manager
- These professional will also assist you to identify the key decision points in the project and to provide you with the best possible information on which to make the decision to proceed to the next phase.
Developing Your Vision for the Physical Environment
This vision statement will be established by the building committee so that when difficult decisions need to be made, such as a reduction in design for cost savings, it is clear on what basis decisions will be made. Based on these principles, your architect, in conjunction with the Project Manager, can assist you to determine the kind of space you will need for your project, any barriers that may be encountered and provide you with a cost estimate.
Developing the Functional Program
This is where you use your vision and your mission statement as the basis for articulating what kind of facility your project requires. You will need to have decided the number and ages of the children, the programs you will be offering, whether you will be accommodating children with special needs and how parents will interact with your programs. By the end of this phase, you will have decided on whether you are building from scratch, expanding existing space, renovating existing space or renovating newly leased space. You will have your architect on board, as well as your project manager (if you are using one) and you will probably have a site in mind. In addition, you will have worked through a process to decide on the spaces you need in your new or renovated centre and considered how they relate to each other.
Feasibility Analysis
This phase involves identifying and testing the suitability of the site. Then, you will need to check that the municipal regulations (environmental, zoning, etc.) pertaining to the property allow for your project. At this stage, it’s time to take a long hard look at your budget and using industry yardstick costs, decide whether your project can proceed.
Schematic Design
In this phase, your architect will investigate applicable planning, legislative, code requirements. S/he will develop some alternative concepts indicating the general configuration of the building, playgrounds, parking and access on the site. Secondly, s/he will propose alternative concepts for the internal organization of the building and the relationships between program elements. It will be useful for you to sit down with your architect to go through the “design charrette” exercise at this stage so that you can explore all possible options. At this stage, you will also explore alternative construction systems and building forms, prepare cost comparisons between major alternatives, explore timelines and choose a preferred alternative for further development.
Detailed Design Stage
In this phase, your architect will take your ideas and integrate them into a more formal set of plans, along with detailed construction specifications. For example, s/he will produce specifications for the mechanical systems (plumbing, heating and electrical), the types of materials to be used and other specific design features. These drawings will be used to submit to your provincial/territorial government for approval and as the basis for applying for a development permit. S/he will also undertake cost estimates to determine whether the project is on budget before committing to the cost of preparing the construction documents. Sign off on the plans and associated budget is imperative at this stage.
Construction Documents
The architect will next produce detailed drawings and specifications that fully describe what will be built. These drawings are submitted for a building permit. You will have to provide written approval of project budget and construction estimate. They are then used for contractors to prepare their bids - the most expensive part of the architect’s work. The project needs to have the formal approval and full support of the entire committee before proceeding. Your architect will also apply for a building permit and any other required approvals. Prior to tendering for a contractor, you must ensure that:
- You will receive municipal approval for the project
- You will have your finances in place
- Confirm that the proposed design meets the program requirements
- You have approval of all required governments.
Tendering
These plans will contain even more detailed specifications on the construction of the building, the mechanical systems, the materials, colours and finishes to be used. These plans will be put together into a bid package to enable contractors to respond. Usually, a competitive process is used - and is advisable. You will then review these responses with the architect and , select a contractor, enter into a formal agreement and obtain a building permit. Also, at this stage, you will need to confirm bonding requirements.
Construction Phase
The project manager and the architect will monitor the construction and advise you about whether the work is being carried out as specified and also whether the contractor’s request for payment fit with the progress of the project.
Post-Construction Phase
The architect, together with the team, will inspect the site to identify any deficiencies. Gather all warranties, data manuals, record drawings and required certificates. Resolve any disputes. Break open the champagne!