Project Stages

In order for your ideas to become reality various activities must be undertaken to ensure your project has a successful outcome. Once the feasibility is complete, the detailed design starts. Planning permission is applied for and the specification of works prepared. Selecting the right contractor, sorting legal contracts and managing the construction process are all part of the PCMS project management service. The final stage is commissioning and handover.

Effective communication is vital to project success. PCMS communicates with all those involved in order to produce a successful end result for you. Throughout your project, PCMS follows the Royal Institute of British Architects (RIBA) work stages.

Feasibility

At the very initial stages of your idea, you will want to find out in more detail exactly what a project will involve. For instance:

• How much will it cost to deliver the project?
• Are cost savings achievable by taking a different approach?
• What are the different locations on which it is possible to build or expand?
• What are the different options for my design?
• What planning constraints might affect the project, and what permissions are necessary?
• What is the environmental impact?
• Are there any ongoing maintenance considerations?
• Are any specialist surveys required?

Commissioning a Feasibility Study from PCMS will supply the answers you need before you proceed with your design and construction plans. Any specialist surveys or tasks that need to be undertaken before work commences will be identified at this stage too. PCMS will then go on to prepare a detailed brief for the project. The starting point for this is your initial brief (whether written or verbal) which will be turned into a comprehensive document.

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Design

The design process, by its very nature, is iterative. Having created concept designs and visualisations following feasibility stage, PCMS will create an initial design that begins to show more detail in terms of style and construction materials. This stage is also where key space planning will be thought through. PCMS will discuss the designs with you as often as necessary to achieve a satisfactory design to submit to planning.

PCMS uses the latest architectural software to provide 2-D plans and 3-D visualisations of the proposed new building or extension. The visualisations give a clear picture of the finished design from both inside and out.

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Planning

As your agent, PCMS can apply for planning permission on your behalf. PCMS have dealt with many planning officers in Bedfordshire, Buckinghamshire and Oxfordshire. In advance of applying for planning permission, we will contact the local authority planning officer for an informal discussion about the authority’s requirements with regard to your project, and will usually consult the local authority to identify constraints.

A Design & Access Statement and supplementary information to assist your application will be produced to ensure a successful outcome from the planning process. Any other statements required are prepared in-house or by using relevant experts. Regular liaison with Planning Officers will be maintained to iron out any problems at an early stage.

PCMS will work to pre-empt and deal with any planning conditions that are imposed, and attend planning committee meetings as required.

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Specification

Once planning permission has been granted, PCMS will produce construction drawings and a detailed construction specification. These documents will be used to invite contractors to tender for the work. The specification will be comprehensive to ensure the quotes from the contractors include all possible costs. This will further enable you to be confident about your budget.

The specification will also give due consideration for the environmental impact of the project, such as specifying construction materials to try to achieve a carbon neutral effect.

Building control applications will be made on your behalf, and PCMS will deal with the administration associated with the tendering process, and recommend an appropriate contractor who most closely meets your needs.

This stage of the project process concludes with the appointment of the building contractor.

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Construction

With PCMS as your contract administrator, any queries regarding the contract or contractor can be dealt with quickly and efficiently to ensure that the terms and conditions are adhered to.

Effective project management is the key to PCMS bringing in a successfully completed project, on time and within budget. We will programme the works, chase and monitor progress and regularly communicate with the contractor to ensure they are working to plan and agreed specification. You will be regularly informed of progress and the cost-management of the project. PCMS will make regular quality inspections throughout the construction phase and arrange for final commissioning and hand-over.

Site visits can be arranged at key milestones during construction so that you may see progress for yourself.

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Commissioning and Handover

You can be assured that your project will be finished to the highest possible standards and build quality, including the finishes and decoration, where appropriate.

PCMS will create a snagging list by comparing the specification of works to the actual construction. Any areas which do not meet the requirements of the specification will be added to the list and discussed with the contractor.

PCMS will request the contractor to carry out any snagging works and ensure they are completed to your satisfaction. Commissioning tests will take place to check electrics and, where appropriate, heating, hot water and gas supplies. Once PCMS is in receipt of all the various certificates, the handover process of your building will take place.

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