Once the choice of building has been made, planning for the move will begin; and the space planner or interior designer will be called in. Concept Design/Space Planning Upon confirmation of department blocking, preliminary space planning layouts with concept design proposals indicating the overall design direction and illustrating the results of the analysis work should be prepared, providing an early picture of the quality of the environment. It will show: Furniture and partition layouts Confirmation of workstation standards Initial furniture assessment Presentation panels indicating finishes Initial concepts for specialist areas i.e. restaurants, reception, conference and presentation rooms, childcare, gymnasium and other facilities as appropriate A detailed preliminary budget of costs for the work envisaged A preliminary furniture budget A detailed project programme All this information will allow management to assess and approve the information at a concept stage and enable the detailed design to progress in identified areas. Detailed Design The detailed design stage will take the plans forward to further illustrate the proposals for elements within the building; and to form information for identified procurement packages. A whole range of layout drawings by ßoor with equipment and furniture will be produced. In addition, detailed drawings will be prepared for specialist areas and joinery work, electrical circuits and other service requirements. There may also be detailed studies for furniture, signage, planting and corporate artwork. Presentations will also be made to the clients' team at previously agreed stages to gain approval on all areas of design prior to placing procurement packages. The programme will obviously develop and alter as the project proceeds. A software package will enable you to readily update the current programme and, if necessary, evaluate potential options ("what-if" assessments). Cost Plan Cost plans should be prepared at various stages during the project: At briefing a preliminary estimate will be prepared. At initial layout stage a preliminary cost plan should be prepared for management guidance and approval. At the stage of final layouts and interior design sign-off by management, a full cost plan will be prepared. These cost plans should be discussed and approved at each stage. Design revisions and costing revisions will interact to arrive at an agreed cost plan - or budget. Construction Management A construction manager will advise as the brief, programme and cost plan develop. He will make recommendations on how the project should be carried out; whether specialist consultants are required, which form of contract should be utilised, etc. to meet the specific parameters of the project. Buildability and Value Engineering The construction manager will ensure that design or client proposals are technically feasible; can be built within the programme and cost plan and assist the designer in ensuring that the design can be incorporated with the base building architecture and services. He will also head the "Value Engineering" process, obtaining the best combination and balance of ease to build, design intent and cost. The designer and construction manager will work together to establish the scope and list of working drawings which will be required for works sub-contractors to implement the design. Specification Working Drawings and Contract Documents The construction manager and designer will detail specifications, together with the working drawings, site works programme and contract document to provide full technical, pricing and programme information for implementation on site. Fitting out contracts are always fast, so that a building is ready for occupation as soon after lease commencement as possible, or within the rent free period offered by the landlord. The designer and construction manager will have considerable knowledge of a project which the sub-contractor will not have had time to assimilate. Therefore specifications for the sub-contractor must be detailed and comprehensive. In addition, the construction manager and designer will prepare documents and make formal submissions for Local Authority and Fire Officer approvals; and will provide drawings, specifications, etc. for the client to obtain landlord approvals. Contract Works Control The programme, cost and quality of the work on the site, will be monitored by the construction manager by means of regular site inspections and formal site meetings. Site meeting minutes and cost reports at valuations will be provided to keep the client informed. The construction manager will administer the contract as empowered in the conditions, issuing Supervising Officer's instructions to cover variations and certifying payment to the contractor. The design and fitting out of a building through the process described above to create an effective workplace can be chieved. It need not be too traumatic an experience, and with good project management and one point of accountability should be a smooth journey towards greater efficiency and a productive workplace. Fitting costs vary in price due to the complexity, quality and amount of work carried out to the structure to alter it from its existing condition or 'developer' standard. For example, there is very little alteration to the ceilings in the lower cost category, moving up to full replacement in the top of the schedule. The increments in fit-out costs reflect the quality of the specification of carpet, partitions, wallcoverings, doors ironmongery, kitchen fittings and built-in storage. All costs assume that there will be no new ventilation, that existing lighting will be consistent with the use of the space, that switching and controls will be maintained and electrical and IT wiring will be drawn in afresh from local distribution points. Work to bring a particular site up to an acceptable basic specification and any stripping out of previous installations need to be accommodated in a preliminary enabling works contract to enable the final layouts to be installed in a straight forward and predictable manner. Prepared by Business Design Group