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Last edited 23 Sep 2020
Construction management: concept design
This stage is concerned with preparing a concept design for the preferred option and developing and then freezing the project brief. It may also include making an outline planning application or a detailed planning application and appointing the construction manager.
In this work plan we suggest the construction manager is appointed on completion of concept design. Earlier or later appointment will result in some activities being re-allocated between the consultant team and the construction manager (for example the role of cost consultant).
 Starting the work stage and appointing additional members of the consultant team if necessary.
The client updates the project execution plan to reflect comments made at the end of the previous stage. The lead consultant co-ordinates a start-up meeting attended by the consultant team and the client to receive comments made at the end of the previous stage, to issue the revised project execution plan and project brief and to agree the programme for the stage.
 Preparing an initial concept design.
The consultant team carries out any additional site appraisals or surveys that may be necessary as a result of the detailed requirements of the project brief. Additional expenditure may need to be approved by the client.
The lead designer co-ordinates the preparation of an initial concept design (including outline specification) and presents these initial concept design ideas to the client. The client considers whether the initial concept design ideas represent good design quality and makes comments to the lead designer who co-ordinates incorporation of these comments into the developing concept design.
The lead designer co-ordinates consultations with user panels, champions, and other stakeholders, including statutory authorities. The lead designer then co-ordinates the incorporation of comments received into the developing concept design.
The lead designer co-ordinates a design review of the concept design and then co-ordinates any necessary amendments. The cost consultant amends the elemental cost plan and and prepares a cash flow projection for the client.
The lead consultant then co-ordinates the preparation of a concept design report which records the basic design options that merit further investigation.
The client reviews the concept design report assessing the design quality of the options presented and the extent to which it satisfies the requirements set out in the developing project brief. At this stage the client may feel it is necessary to undertake a value management exercise to ensure that optimum, whole-life solutions are being pursued.
The cost consultant amends the elemental cost plan and cash flow projection to reflect any changes to the design resulting from the value management exercise and the lead consultant co-ordinates amendments necessary to the concept design report and project brief.
The client considers the developed project brief and if satisfied, freezes the project brief and instructs the lead consultant to introduce change control procedures. The frozen project brief should be issued to user panels, champions and other stakeholders.
 If necessary, making an outline planning application or detailed planning application.
The client, lead designer and architect consider whether it is appropriate to make an outline planning application or detailed planning application. If instructed by the client, the lead consultant directs the consultant team to make an outline planning application or detailed planning application. Go to work stage: Construction management: planning permission for detailed instructions.
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