How we work
KNOW THE PHASES AND DOCUMENTATION OF AN ARCHITECTURAL PROJECT
2021
Stages of the Plan of Work
0 – Strategic Definition
1 – Preparation and Briefing
2 – Concept Design
3 – Spatial Coordination
4 – Technical Design
5 – Manufacturing and Construction
6 – Handover
7 – Use
Strategic definition
The process for completing the design and construction of a building is often divided into notional ‘stages’. This can be helpful in establishing milestones for the submission of progress reports, the preparation of information for approval, client gateways, and for making payments.
However, there is a great deal of ambiguity between the naming of stages by different organisations and the definition of what individual stages include (see Comparison of work stages) and so it is important that appointment documents make it clear specifically what activities fall within which stage, and what level of detail is required.
‘Strategic definition’ is a stage referred to in the Plan of Work . This plan comprises eight work stages. The first stage, Strategic definition is a new stage, although some of the tasks involved were previously included in old first stage of the 2007 Plan of Work ‘Appraisal’.
During the strategic definition stage, the client’s business case and strategic brief are assessed to ensure they have been properly considered’ and the scope of the project is defined.
The 2020 Edition of the Plan of Work suggest that ‘Stage 0 is not about design or the practical details. It focuses on making the right strategic decisions and capturing them in a Business Case. The stage involves considering the pros and cons, Project Risks and Project Budget for a range of options and, where necessary, carrying out Site Surveys and corresponding planning appraisals, before undertaking a comparative analysis and recommending and ratifying the best option for delivering the Client Requirements.’
The stage is followed by stage 1, ‘Preparation and briefing’ which involves developing the initial project brief, carrying out feasibility studies and assembling the project team ready for concept design to commence.
Preparation and briefing
The Plan of Work suggests that preparation and briefing involves ‘…developing the information that the design team will need to commence the design process at Stage 2. Feasibility Studies might be required in order to tease out the full range of briefing considerations and to demonstrate that the Spatial Requirements can be accommodated on the site. In some instances, several options might be prepared, but these options should not be vetted and appraised at this stage. Feasibility Studies are not part of the design process. For example, illustrative masterplan visions might be prepared in order to determine and shape the brief, and to tease out decisions that will be required on certain topics, but they are not part of the design process itself. As there is a direct correlation between cost and a building’s area, the Spatial Requirements do need to be tested against the Project Budget.’
Concept design generally takes place after feasibility studies and options appraisals have been carried out and a project brief has been prepared. The concept design represents the design team’s initial response to the project brief.
Some designers will differentiate between ‘concept design’ and ‘scheme design’. In this case, the ‘concept’ is the initial design idea, whereas the ‘scheme’ develops the concept, taking on board more functional and practical considerations. Most project plans have now combined these two steps into the single stage ‘concept design’, or ‘concept’.
Concept design is followed by ‘detailed design’ or ‘developed design’ during which all the main components of the building and how they fit together are described.
During the concept design stage, the consultant team will develop:
The design concept.
Outline specifications.
Schedules of accommodation.
A planning strategy.
The cost plan.
Procurement options.
Programme and phasing strategy.
Buildability and construction logistics.
Descriptions of the design tasks that are performed during this stage can be found at:
Concept architectural design.
Concept architectural design checklist
Concept structural design.
Concept services design.
Where building information modelling (BIM) is being used, at this stage, the built asset might be represented by massing diagrams or 2D symbols representing generic elements, with some critical elements developed in more detail. The project information model may also include drawings, reports and other structured information directly related to the built asset and its facilities, floors, spaces, zones, systems and components.
It can also be useful at this stage to generate presentation material such as photo visualisations and 3D walk-throughs that help facilitate employer assessments and consultations with user panels, champions, and other stakeholders.
At the end of the stage, the consultant team will prepare a concept design report for the client which records the basic design concepts for the preferred option that might be worth further investigation in the detailed design stage. The concept design report will also identify any instructions required from the client.
The project brief will continue to develop as the concept design is prepared, but is then frozen at the end of the concept design stage and change control procedures are introduced.
An application for planning permission might be made during the concept design stage. This is likely to be an outline planning application if made at the beginning of the stage or a detailed planning application if made once the concept design is complete.
Spatial coordination
The Plan of Work suggests that the spatial coordination stage: ‘…is fundamentally about testing and validating the Architectural Concept, to make sure that the architectural and engineering information prepared at Stage 2 is Spatially Coordinated before the detailed information required to manufacture and construct the building is produced at Stage 4… Stage 3 is not about adjusting the Architectural Concept, which should remain substantially unaltered, although detailed design or engineering tasks may require adjustments to make sure that the building is Spatially Coordinated.’
It suggests that a spatially coordinated design is a: ‘Design in which the client’s Spatial Requirements and the spaces required for any Building Systems – such as structural and building services engineering aspects, including grids, risers and plant rooms – have been determined and fixed to allow Stage 4 to progress without any further iterations.’
Technical design
The process for completing the design and construction of a building is often divided into notional ‘stages’. This can be helpful in establishing milestones for the submission of progress reports, the preparation of information for approval, client gateways, and for making payments.
However, there is a great deal of ambiguity between the naming of stages and the definition of what individual stages include and so it is important that appointment documents make it clear precisely what activities fall within which stage, and what level of detail is required.
Generally the phrase ‘technical design’ refers to project activities that take place after the detailed design (or ‘developed design’ or ‘definition’) has been completed, but before the construction contract is tendered or construction begins.
Increasingly, however, technical design may continue through the preparation of production information and tender documentation and even during construction itself, particularly where aspects of the technical design are undertaken by specialist subcontractors.
The lead designer co-ordinates the preparation of the technical design. As this may involve design not only by the client’s core design team but also by specialist subcontractors, it may be appropriate to organise a specialist contractors’ start-up meeting at the beginning of the stage. A design responsibility matrix can help allocate design tasks between the project team members, and on complex projects, it may be necessary to appoint a design co-ordinator responsible for co-ordination and integration of different aspects of the technical design.
There is some skill in establishing the order for undertaking technical design. For instance the ceiling tile grid has to be established so that light fittings, sprinkler heads and smoke detectors can be located centre of tiles and access provisions to services in ceiling voids can be established. Similarly, mullion positions for cladding systems dictate partition locations between cellular offices. Drainage set to falls has priority over ceiling pipe work, ductwork and electrical trunking the latter being more flexible in its routing. It is argued by some that co-ordination between the different aspects of this technical design is best carried out by the client’s design team despite the increasing tendency to transfer responsibility to contractors.
By the end of the stage the architectural, structural and mechanical services design and specifications should describe all the main components of the building and how they fit together, any performance specified work should be defined and there should be sufficient information for applications for statutory approval to be completed. Room data sheets are also likely to have been prepared along with outline technical specifications.
Regular reviews should be carried out during the stage to assess construction sequencing, buildability, the interfaces between different elements of the design, the project programme and risk. The client’s design team may be required to review design information prepared by specialists to ensure proper integration into the wider design.
It may be appropriate to arrange visits to the specialist contractors’ premises to assess samples or mock-ups and to witness tests. Some samples may require approval by the client.
Once the client is satisfied with the technical design, the lead consultant should freeze the design and specifications and introduce change control procedures and remaining statutory approvals and other approvals should be completed.
The Plan of Work 2020 suggests that technical design (stage 4): ‘…involves the preparation of all information required to manufacture and construct a building. The core documents at the start of Stage 4 are the Responsibility Matrix, the Information Requirements and the Stage 4 Design Programme, which is heavily influenced by the Procurement Strategy.’
Manufacturing and construction
The process for completing the design and construction of a building is often divided into stages. This can be helpful in establishing milestones for the submission of progress reports, the preparation of information for approval, client gateways, and for making payments.
However, there is a great deal of ambiguity between the naming of stages by different organisations and the definition of what individual stages actually include, and so it is important that appointment documents make it clear specifically what activities fall within which stage, and what level of detail is required.
‘Manufacturing and construction’ is a new stage introduced by the Plan of work 2020. This replaces ‘Construction’ in the 2013 edition and reflects the increasing prevalence of manufactured systems and components and volumetric construction.
The Plan of Work Split into a number of key project stages, the Plan of Work provides a shared framework for design and construction that offers both a process map and a management tool.
In the construction industry, the term ‘handover’ typically refers to:
Handover of the site to the contractor at commencement of the works.
The handover of the completed works to the client. This is sometimes referred to as handover and close out.
NB in relation to ecological issues, handover refers to any point in the life cycle of a site or development where ecological or landscape-related responsibilities are passed from one organisation, group or individual to another. This will include information or documentation deemed to be crucial to the successful attainment of ecological aims and objectives. Handover strategies should be designed to support effective communication, monitoring and transition throughout the project’s life cycle.
The phases and documentation of an architectural project.
Any architectural project commissioned by a public or private clientele is necessarily articulated in a series of documents of fundamental importance for the success of the desired intervention and for the correct and serene development of the clientelist relationship with the chosen professional, and this regardless of the object. specific of the assignment, whether it is graphics, design, architecture, structures, systems or anything else within the competence of the architect.
In particular, the correct drafting of design documents relates to the skills of the architect and for those who choose to make use of his professional services, there is the right to demand, with awareness, such documentation.
In a nutshell, many of the professional services consistent with the architect’s legal skills can be traced back to the preparation of the following documents:
– Graphic drawings of the preliminary project
– Graphic drawings of the final project
– Graphic drawings of the executive project
– Graphic drawings of the administrative project
– Documents for estimating the cost of carrying out the final project
– Contractual documents to regulate the conditions for carrying out the assignment of the work
By way of example, we choose to analyze in detail the documentation that should be accompanied by an architectural project for the construction of a building of high technical complexity, aware of the fact that professional assignments of a different nature, such as the design of a piece of furniture or advertising graphics, will be accompanied by a number and type of documents largely different from those specified but in any case attributable at least in the general method adopted to the chosen example
The Preliminary Project
The preliminary project is the first representation of the project idea and therefore has the task of defining the qualitative and functional characteristics of the works, making the most significant elements evident through a set of documents which, depending on the economic size, type and category of the intervention, may consist of the following documents
– Technical-illustrative report
– Evaluation of insertion and environmental impact
– Studies necessary for an adequate knowledge of the context in which the work will be inserted such as, for example, topographic, geological, geotechnical, hydrogeological, hydrological, hydraulic, seismic, archaeological surveys etc.
– Descriptive and representative graphic drawings of the project, drawn up in the number, techniques and scales of representation most suitable for the specific object.
– Economic analysis of the cost of carrying out the planned work
In detail, for works of particular complexity, the documentation described above and constituting the preliminary project, can be specified in the following documents:
Technical-Illustrative Report
The technical-illustrative report, according to the type, category and extent of the intervention, can be articulated in the description of the objectives and the design options chosen and in the indications of the methods and timing for the continuation of the design process, as well as in the summary of the expected economic and financial aspects.
The report must provide a clear and precise knowledge of those circumstances which cannot be evident from the drawings and which have an influence on the choice and success of the project.
It must also highlight the development of the technical-specialist studies of the project and indicate the requirements and performances that must be found in the intervention, describing in detail the investigations carried out and motivating the characterization of the project in terms of insertion in the territory and in the environment;
Environmental Impact and Environmental Feasibility Study
The environmental impact study, where required by current legislation, is prepared at the same time as the preliminary project on the basis of the data and information collected as part of the project itself.
The environmental compatibility report, on the basis of the analyzes developed in the drafting phase of the preliminary project, analyzes and determines the measures to mitigate and compensate the effects of the intervention on the environment and health and to requalify and improve the environmental and landscape quality of the territorial context, with particular regard to the results of the technical investigations, the characteristics of the environment affected by the intervention during construction and operation, the nature of the activities and processes necessary for the execution of the intervention, and the existence of constraints on affected areas.
Estimative Calculation and Economic Framework
The drawings, drawn up in an appropriate scale and duly quoted, must be differentiated in relation to the size, category and type of intervention and can be specified in the following list:
– excerpt of the landscape-territorial planning tool and the general or implementation urban plan on which to indicate the location of the intervention to be carried out;
– general plan in adequate scale (1/2000, 1/1000, 1/500) on which to report the works and works to be carried out
– graphic diagrams and schematic sections on an adequate scale (1/200, 1/100, 1/50) in an appropriate number to allow the identification of all the spatial, typological, functional and technological characteristics of the works and works to be carried out
Estimative Calculation and Economic Framework
The estimate calculation is carried out, as regards the planned works, by applying to the characteristic quantities of the same the corresponding parametric prices deducted from the standardized costs, or, in the absence of standardized costs, by referring to parameters derived from similar interventions carried out or directly from the market.
The economic framework must include, in addition to the estimate of the cost of the work deriving from the estimated metric calculation, also all the additional charges of an administrative or financial nature that must be borne by the client (charges and rights for the Public Administration, financial charges for any institutes credit, professional fees of the professionals involved, etc.)
The Definitive Project
The final project, drawn up on the basis of the indications of the approved preliminary project, develops the graphic and descriptive drawings, as well as the related calculations, at a level of definition that does not generate appreciable technical and cost differences in the subsequent executive design; in summary it can be composed of the following documents:
– general report
– technical and specialist reports
– plano-altimetric surveys
– graphic drawings (plans, elevations, sections, perspectives, axonometries, in adequate scale)
– calculations of structures and systems
– environmental monitoring project
– parcel plan representative of the corresponding cadastral situation
– bill of quantities and economic framework
– time schedule of the work necessary to deliver the finished work
– tender contract and special tender specifications for the works for the executing companies
More precisely, for works of particular complexity, the documentation described above and constituting the final project may contain the following information:
General Report
The general report provides all the elements to demonstrate the compliance of the project with the purposes of the intervention, compliance with the required quality level, the resulting costs and expected benefits.
Describes, with express reference to the individual points of the illustrative report of the preliminary project, the criteria used for the design choices, the aspects of the insertion of the intervention in the territory, the performance and descriptive characteristics of the chosen materials, as well as the design criteria of the structures and of the systems, in particular with regard to safety, functionality and management economy.
It reports on all aspects concerning topography, geology, hydrology, hydrogeology, seismic, interference, works and measures to mitigate and compensate for environmental, territorial and social impact, the solutions adopted for overcoming architectural barriers and, in particular, reports on all the investigations and supplementary studies developed during the preliminary design.
It also analyzes the suitability of the external networks of services designed to meet the needs related to the construction site and the operation of the intervention to be carried out, reports on the verification of the interference of the aerial and underground networks with the new buildings and the project for the resolution of the interferences themselves and enters into the merits of any demolition / disposal of existing works, works of artistic embellishment or architectural enhancement.
Technical and Specialist Reports
To complete what is contained in the general report, the final project must also include a series of technical reports, developed on the basis of those carried out for the preliminary project but carried out at a level of definition such that in the subsequent executive planning there are no appreciable increases in the times and costs of carrying out the planned works; in particular:
– geological and hydrogeological relationship:
it includes, on the basis of specific geological investigations, the identification of the formations present in the site, the study of the lithological types, the structure and physical characteristics of the subsoil; defines the geological-technical model of the subsoil; illustrates and characterizes the stratigraphic, structural, hydrogeological, geomorphological, lithotechnical and physical aspects, as well as the consequent level of geological danger and the behavior in the absence and in the presence of the works;
– geotechnical and geomechanical report:
it defines, in the light of specific investigations, the mechanical behavior of the soil volume directly or indirectly influenced by the construction of the building and which in turn will influence the behavior of the building itself. It also illustrates the calculations for the aspects that refer to the relationship of the building with the ground;
– hydrological and hydraulic relations:
they concern the study of meteoric, surface and underground waters. They also illustrate the calculations relating to the sizing of hydraulic artifacts. The studies must indicate the sources from which the elaborated elements come and the procedures used in the elaboration to deduce the quantities of interest;
– archaeological report:
deepens and updates the data in the preliminary project, also on the basis of direct investigations and must indicate the archaeological interest of the site ascertained on the basis of investigations conducted in agreement with the competent administration;
– seismic relationship:
includes the geological and morphological classification, the identification of the seismic categories to which the works in the project refer, with reference to the macro-zones established by current legislation; the indication of the design criteria used in the verifications and the reference legislation;
– plant technical report:
describes the different systems present in the project, giving reasons for the solutions adopted; identifies and describes the overall operation of the plant component and the elements of relationship with the civil works designed;
Graphic Elaborations
The drawings describe the main features of the intervention to be carried out. They are drawn up in the appropriate scales in relation to the type of work or work to be carried out and at a level of definition such that in the subsequent executive design there are no appreciable differences in technical, cost or duration of the planned work. They usually consist of the following documentation:
– general plan on a scale of not less than 1: 500, with indications of the level curves of the area involved in the intervention at an equidistance of no more than fifty centimeters, the roads, the position of shapes and detachments of any neighboring buildings, the existing trees with the specification of the essences;
– general plan on a scale of not less than 1: 500 with the location of the geognostic surveys;
– floor plan on a scale of not less than 1: 200, in relation to the size of the intervention, accompanied by two or more sections designed to illustrate all the significant profiles, also in relation to the land, roads and surrounding buildings, in which they are specified the covered area of all the buildings, all the elevations relating to both the original countryside level and the arrangement of the land after the implementation of the intervention referring to a stronghold. The plan shows the arrangement of the external spaces indicating the fences, the tree species to be planted and any surfaces to be used for parking; it is supplemented by a summary table of all the geometric elements of the project: surface area, volume of the building, total covered area and individual floors and any other useful dimensional element;
– plans of the various levels, in the scale prescribed by building regulations or specific regulations and in any case not less than 1: 100 with the indication of the intended use, the planimetric and altimetric dimensions and the supporting structures;
– transverse and longitudinal sections in the appropriate number and scale and / or prescribed by building regulations or specific regulations and in any case not less than the scale of 1: 100, with the measurement of the net heights of the individual floors, the thickness of the floors and the height total building. These sections also indicate the course of the land before and after the implementation of the intervention along the sections themselves, up to the border and any neighboring roads;
– elevations in the appropriate scale and number and / or prescribed by specific regulations and in any case not lower than the scale of 1: 100 and complete with reference to the heights and detachments of the surrounding buildings, to the heights of the land and to any changes thereto. If the building is adjacent to other buildings, the drawings of the elevations also include the schematic ones of the adjacent facades.
– graphic drawings in the different scale prescribed by specific regulations and in any case not less than 1: 100 designed to illustrate the structural project in its fundamental aspects, in particular as regards the foundations
– functional diagrams and sizing of the individual systems, both internal and external, accompanied by floor plans and sections on a scale of not less than 1: 100 showing the main routes of the external system networks and the location of the control units of the various equipment;
– particle plan of expropriations, subservience and interference with services, drawn up on the basis of updated cadastral maps and also including the expropriations and subservience necessary for crossings and deviations of roads and waterways and other interference that require expropriations. The cadastral maps also indicate any areas of respect or to be subject to constraint in relation to specific regulations or needs related to the category of the intervention. The areas (for specific works) or bands (for network works) of urban interest pertaining to the work must also be indicated. The final project provides for the updated verification of the census of possible interferences and of the related managing bodies, already done in the preliminary project; it also provides, for each interference, the specific design of the works intended for their resolution, taking into due account any prescriptions of the managing bodies and determining in detail the related costs and execution times.
The Executive Project
The executive project constitutes the engineering of all the processes and, therefore, fully defines and in every architectural, structural and plant engineering detail the intervention to be carried out, including the site operational plans, the procurement plans, as well as the calculations and graphics relating to provisional works. The project is drawn up in full compliance with the final project. The executive project consists of the following documents:
– general report
– specialist reports
– drawings including those of structures, plants and environmental restoration and improvement;
– executive calculations of structures and systems;
– maintenance plans for the work and its parts;
– safety and coordination plans;
– estimative metric computation.
General report
The general report of the executive project describes in detail, also through specific references to the drawings and the requirements of the special tender specifications, the criteria used for the executive design choices, for the construction details and for the achievement and verification of the prescribed levels safety and quality. In the event that the project involves the use of prefabricated components, the report specifies the characteristics illustrated in the drawings and the requirements of the special tender specifications regarding the methods of presentation and approval of the components to be used. The general report contains an illustration of the criteria followed and the choices made to transfer the spatial, typological, functional, architectural and technological solutions provided for in the final approved project to the contractual and construction level; the report also contains a description of the investigations, findings and researches carried out in order to reduce the possibility of unforeseen events during execution. The report contains the attestation of compliance with the final project and any requirements dictated at the time of approval of the same, with particular reference to environmental compatibility and the location of the work; contains the reasons that led the designer to change the indications contained in the preliminary design itself.
Specialist reports
The executive project includes at least the same specialist reports contained in the final project, which promptly illustrate any additional investigations, the solutions adopted and the changes compared to the final project. The reports contain an illustration of all the issues examined and the analytical checks carried out during the executive design.
Graphic drawings
The executive drawings, carried out with the most suitable procedures, consist of:
– from the drawings that develop in the permitted or prescribed scales, all the graphical drawings of the final project;
– from the documents that are necessary for the execution of the works or works on the basis of the results, studies and investigations carried out in the executive design;
– from the drawings of all the construction details;
– the documents to illustrate the detailed executive methods;
– from the documents of all the processes that are necessary for compliance with the provisions laid down by the competent bodies at the time of approval of the preliminary, definitive projects or approval of specific aspects of the projects;
– the documents designed to define the dimensional, performance and assembly characteristics of the prefabricated components.
The documents are in any case drawn up on a scale of no less than double those of the final project, and in any case in such a way as to allow the executor a safe interpretation and execution of the works in all their elements.
Executive calculations of structures and systems
a) the overall graphics (carpentry, profiles and sections) at a scale of no less than 1:50, and the detailed graphics at a scale of no less than 1:10, containing among other things:
– for reinforced concrete or prestressed concrete structures: the layouts of the reinforcing bars with the indication of the sections and partial and overall measurements, as well as the layouts of the reinforcement for prestressing;
– for metal or wooden structures: all profiles and details relating to the connections, complete in the shape and thickness of the plates, the number and position of nails and bolts, the thickness, type, position and length of the welds;
– for masonry structures: all the typological and dimensional elements designed to allow the execution;
b) the calculation report containing:
– indication of the reference standards;
– the specification of the quality of the mechanical characteristics of the materials and of the methods of execution if necessary;
– the analysis of the loads for which the structures have been sized;
– static checks.
The executive project of the plants includes
a) the overall graphical drawings, on an admissible or prescribed scale and in any case not less than 1:50, and the detailed graphical drawings, on a scale of not less than 1:10, with the necessary metric notations;
b) the detailed descriptive list of the parts of each plant with the related calculation reports;
c) the specification of the functional and qualitative characteristics of the materials, machinery and equipment.
Maintenance plan of the work
The maintenance plan is the complementary document to the executive project which foresees, plans and programs, taking into account the executive project documents actually carried out, the maintenance activity of the intervention including the related mitigation and compensation works, in order to maintain over time functionality, quality characteristics, efficiency and economic value.
The maintenance plan assumes differentiated content in relation to the importance and specificity of the intervention, and consists of the following operational documents:
a) the user manual;
b) the maintenance manual;
c) the maintenance program.
Safety and coordination plans
The safety and coordination plans are the complementary documents to the executive project that provide for the organization of work to prevent or reduce the risks to the safety and health of workers. Their drafting involves, with reference to the various types of processing, the identification, analysis and assessment of the inherent risks of the particular processing process related to congestion of processing areas and dependent on the overlapping of processing phases. The plans consist of a technical report containing the coordinates and the description of the intervention and the phases of the implementation procedure, the identification of the characteristics of the work activities with the specification of the critical ones, the estimate of the duration of the work, and a report containing the identification, analysis and assessment of the risks in relation to the morphology of the site, the planning and scheduling of the work, the simultaneous presence of several contractors, the use of dangerous substances and any other element useful for evaluating objectively the risks for workers. The plans are supplemented by a specification containing the operational requirements to ensure compliance with the regulations for the prevention of accidents and for the protection of the health of workers and all information relating to site management. This specification includes the estimate of the costs to implement the provisions contained therein.
Final metric calculation
The metric-estimate calculation of the executive project constitutes the updating of the metric-estimate calculation of the final project, only for the parts of the work calculated to the extent that they have undergone changes, compared to the final project, following any additional investigations or for the parts of works calculated as a whole subject to changes in the terms of the contract.
Price list
For the preparation of the metric-estimate calculations which are an integral part of the final projects, the unit prices established through specific analyzes of the main prices are used. The analyzes will refer to the current price lists in the area concerned, through which the remaining prices will also be determined.
Final economic framework
The metric-estimate calculation is drawn up by applying the unit prices shown in the “Unit Price List” to the quantities of the work. In relation to the specific characteristics of the intervention, the metric-estimate calculation can provide for the sums to be set aside for any economic work, to be provided for in the contract or to be included in the economic framework among those available to the contracting authority.
The result of the metric-estimate calculation and of the expropriations flows into a picture
cheap.
The economic framework includes:
– the result of the metric-estimate calculation of the works;
– the safety charges assessed on the basis of the relative guidelines;
– charges for environmental monitoring;
– the provision not exceeding 10 percent for unforeseen events and for
– any economic work;
– the amount of the costs of acquiring or expropriating areas or properties, as per
– parcel plan attached to the project;
– the amount deducted from a percentage determined on the basis of professional rates for the design and construction management services of the general contractor or concessionaire;
– all charges up to testing.
Timetable of work
The final project is accompanied by the time schedule of the work, also drawn up in order to establish by convention the amount of the same to be carried out in each month from the date of delivery.
The time schedule consists of:
– from a graphic representation of all the construction activities divided into hierarchical levels from the more general object of the project to the most elementary activities that can be managed independently from the point of view of responsibilities, costs and times;
– a diagram that graphically represents the planning of the work in its main aspects of logical and temporal sequence, without prejudice to the requirement to the company, in the special tender specifications, of the obligation to submit a work execution program concerning all the intermediate construction phases, with the indication of the amount of the various stages of progress of the execution of the intervention at the contractual deadlines;
Tender contract and special tender specifications
Although not governed by this annex and by the general specifications, the contract scheme contains clauses aimed at regulating the relationship between the contracting authority and the company, divided into relations between the supervisory authority and the works management and relations between the works management and the ‘performer with particular reference to:
a) time limits for criminal execution and opinions;
b) program of execution of the activities;
c) suspension or resumption of work;
d) charges to be borne by the contractor;
e) accounting for tailor-made and lump-sum works;
f) settlement of fees;
g) controls;
h) specifications and methods of implementation of environmental monitoring also for the post-construction phases;
i) specific methods and terms of testing;
j) methods of resolving disputes.
The special specifications are attached to the contract scheme, which concerns the technical requirements to be applied to the object of the individual contract.
The special specifications are divided into two parts, the first of which contains the description of the work and the second the specification of the technical requirements; it illustrates in detail:
– in the first part all the elements necessary for a complete technical and economic definition of the object of the contract, also in addition to the aspects not fully deductible from the drawings of the final project;
– in the second part, the methods of execution and the measurement standards of each process, the acceptance requirements of materials and components, the performance specifications and the test methods, as well as, where necessary, in relation to the characteristics of the intervention, ” order to be held in carrying out specific processes; in the event that the project involves the use of prefabricated components, the main descriptive and performance characteristics must be specified, the documentation to be submitted regarding the approval and the outcome of laboratory tests, as well as the methods of approval by supervisor and the construction manager, after consulting the designer, to ensure compliance with the design choices.
Professional Consultation
Contact
Advanced
technology
Our studio uses advanced design technology.
Top
Performance
We do our best to stay on top
13 Years
Experience
Our experience is a guarantee for the success of your project.