Mastering the Planning and Design Phase of Construction Projects
The planning and design phase is a cornerstone of every construction project, and success in this stage sets the tone for the entire build. In this blog, we’ll explore the key activities and best practices to help you navigate preconstruction effectively, ensuring a smooth journey from concept to construction.
A Framework for Design and Preconstruction:
The design and preconstruction process often follows a familiar framework, including:
- Concept Design: Establishing the overall shape and scope of the project.
- Schematic Design: Determining massing, building intent, and preliminary feasibility.
- Design Development: Refining systems and details with input from stakeholders.
- Construction Documents (CDs): Finalizing detailed drawings and specifications.
- Notice to Proceed (NTP): Preparing for the execution phase.
Each step builds upon the previous, ensuring a thoughtful progression towards a successful project launch.
- Understanding Conditions of Satisfaction:
Start by defining what success looks like for the owner and stakeholders. Knowing their expectations and priorities helps ensure alignment throughout the project.
- Identifying the Owner’s Top 10 Priorities:
Beyond construction documents, the owner’s top concerns often shape project priorities. Whether it’s maintaining neighbor relations or ensuring the aesthetics of back-of-house spaces, these priorities guide your planning and execution.
- Creating a Macro-Level Takt Plan:
Develop a high-level roadmap that outlines the project timeline from start to finish. This single-page plan gives stakeholders a clear picture of the project’s strategic milestones and zones, setting the stage for more detailed planning.
- Developing a Logistics Plan:
Outline the project’s logistical needs, including:
- Entry points.
- Trailer locations.
- Laydown areas.
- Crane, forklift, or hoist usage.
This plan complements your Takt plan, addressing site-specific requirements and optimizing efficiency.
- Planning Long-Lead Material Procurement:
Proactively address supply chain challenges by identifying long-lead materials—such as elevators, exterior cladding, or custom fixtures—and scheduling procurement to avoid delays.
- Designing to the Work Package:
Align your design efforts with work packages to resolve bottlenecks early. By adapting design, fabrication, or delivery methods, you can optimize workflows and mitigate risks, ensuring smoother project execution.
- Prefabrication and Site Readiness:
Prefabrication begins once design development is complete. Simultaneously, assess site readiness by reviewing soils reports, utility relocation requirements, and substrate conditions to avoid unexpected delays.
- Gathering the Project Team:
Assemble your team by the design development phase. This step is critical, as the project team is responsible for crafting the detailed execution plan. Holding them accountable without their input in planning would be counterproductive.
- Conducting a Risk Review or Fresh Eyes Meeting:
Before moving forward, gather seasoned professionals for a “fresh eyes” meeting. They’ll review and refine your plan, ensuring every detail is solid on paper before execution begins. This step helps identify risks and opportunities early.
- Final Updates and Preparation:
Incorporate feedback from risk reviews into the final plan. Ensure all updates are reflected in the prime agreement, GMP submissions, and any supporting documentation. A well-prepared plan minimizes confusion during the early stages of construction.
Final Thoughts:
The planning and design phase is the foundation for a successful project. Investing time and effort in preconstruction will save weeks—or even months—during execution. Remember: A day spent planning is a day gained in construction.
If you want to learn more we have:
-Takt Virtual Training: (Click here)
-Check out our Youtube channel for more info: (Click here)
-Listen to the Elevate Construction podcast: (Click here)
-Check out our training programs and certifications: (Click here)
-The Takt Book: (Click here)
Discover Jason’s Expertise:
Meet Jason Schroeder, the driving force behind Elevate Construction IST. As the company’s owner and principal consultant, he’s dedicated to taking construction to new heights. With a wealth of industry experience, he’s crafted the Field Engineer Boot Camp and Superintendent Boot Camp – intensive training programs engineered to cultivate top-tier leaders capable of steering their teams towards success. Jason’s vision? To expand his training initiatives across the nation, empowering construction firms to soar to unprecedented levels of excellence.
On we go