The Generic Life Cycle of a Project: All projects have the same basic life cycle (see video) The project's conception: A feasibility study is done to ascertain whether the desired project can be implemented with respect to the need for it, the economic resources available, etc., etc. 6. The project is handed over, and hence forth, becomes an ordinary operation 2. On the basis o f the feasibility study, the Developer/Client will formulate the BRIEF (TOR: Terms of Reference ) for the project 5. The project goes into the production phase for the first time 3. The Developer will, on the basis o f the brief, ask his design team to propose a design for the project 4. After an iterative process of design and redesign, the project will ultimately be approved by the developer and move into production

A Construction Project´s Life Cycle Feasibility of the idea to build: Is there a need? Investment calculation: income from project, what is the economic frame for project, and form of procurement for project? Formulation of Brief for the project (TOR : Terms of Reference) The project is delivered/handed over, and the operation and maintenance phase starts Design Process : Dependent on form of procurement for project The winning contractor executes the construction of the project Contractors are invited to bid for the contract (s)

A Construction Project´s Design Life Cycle (see video) The architect´s initial interpretation is worked-up into a detail project The working drawings and specifications, etc., for each works package/trade, e.g., Masonry works, Carpentry works, etc. iterative process Project is tendered for bids (perhaps to prequalified contractors) 4. DETAIL DESIGN DRAWINGS/TENDER DOCUMNETS 2. SCEMATIC DESIGN 3. DESIGN DEVELOPMENT 1.PROGRAMMING The architect´s initial interpretation of the POR as a visual proposal (sketchy) The architect´s Proposal is done in much more detail, and with more accurate price and time calculations. The BIBLE for the DESIGN Terms of Reference (TOR) Client wants to see: A proposal (WHAT AM I GETTING ?) A price for the proposal (HOW MUCH IS COSTING ME?) A time schedule for the project (WHEN WILL I GET IT ?)

When the Client want´s 100% influence on the project´s design: THE NUMBER OF DESIGN PHASES FOR A CONSTRUCTION PROJECT IS DEPENDENT ON THE INFLUNCE THE CLIENT WANTS OVER THE DESIGN When the Client want´s 100% influence on the project´s design: The project is executed on site by the chosen contractor on the basis of the working drawings 1. SCHEMATIC-, DESIGN DEVELOPMENT-, AND DETAIL DESIGN PHASES 6. OPERATION & MAINTENANCE PHASE 4. BIDDING PHASE 5. CONSTRUCTION PHASE The finished building is taken into use, and the operation and maintenance period is now commenced The project is Tendered for bids to find a suitable contractor who can execute the project for the lowest bid! WHY the lowest bid? – because the architect has chosen all the constructions everything is specified in the drawings and specifications (100% influence on design!!)

– best for small projects!! THE CLIENT´S INFLUENCE ON THE DESIGN WILL DECIDE THE FORM OF PROCUREMENT (See video) Project tendered on basis of the brief: contractor´s architect does design FORM OF PROCUREMENT: DESIGN & BUILD Project tender on basis of Client´s architect´s sketch: but detailed designed by contractor´s architect DESIGN & BUILD Project tender on basis of Client´s architect´s more detailed design project: but not further developed by contractor – best for small projects!! TRADITIONAL TRADE CONTRACTS OR PRIME CONTRACTS Project tender on basis of Client´s architect´s 100% detailed project: Contractor has no influence on design TRADITIONAL TRADE CONTRACTS OR PRIME CONTRACTS PROGRAMMING (THE BRIEF/TOR) SCHEMATIC DESIGN DESIGN DEVELOPMENT DETAIL DESIGN : DRAWINGS/TENDER DOCS. BIDDING PHASE CONSTRUCTION PHASE OPERATION &MAINTENANCE PHSE

ECONOMICALLY MOST ADVANTAGEOUS BID Tender of the project for bids on the basis of the Brief is called EARLY TENDER Client´s architect ´s Brief for project Project tendered on basis of the brief: contractor´s architect does design – THE CONTRACTOR´S OWN DESIGN TEAM DEVELOPS A PROJECT ON BASIS OF BRIEF´S FUNCTIONAL REQUIREMENTS, AND THE CONTRACTOR HAS, THEREFORE, GREAT INFLUENCE ON THE DESIGN, CHOICE OF MATERIALS, INSTALLATIONS, ETC. AWARDING CRITERIUM: ECONOMICALLY MOST ADVANTAGEOUS BID - Because all incoming bids are different (i.e., different proposals for the project´s solution ) Good procurement form for factory projects, industrial units, etc., where architecture is not an issue. OR Where fast-track design and construction is required PROGRAMMING Design is only slightly ahead of the construction process

Points system for bidding contractors: Points for Contractor A: 3 These points are given when the bids have been submitted from the different contractors

ECONOMICALLY MOST ADVANTAGEOUS BID Project tender on basis of Client´s architect´s sketch: but detailed designed by contractor´s architect The contractor uses the Client´s architect´s sketch as a basis for a detailed project, which he will then build The contractor has, therefore, less influence on the project´s layout, but more on the architectural expression, choice of materials, etc., as that will be aligned to his speciality, e.g., concrete, brickwork, or steel, etc. SCHEMATIC DESIGN AWARDING CRITERIUM: ECONOMICALLY MOST ADVANTAGEOUS BID - Because all incoming bids are different (different project proposals)

so the project is tendered on basis of Client´s architect´s Used by professional clients, who are used to coordinate many contractors The Client who want to have MORE influence on the architectural expression and quality demands for the building, so the project is tendered on basis of Client´s architect´s more detailed design project, and it is not necessary for the contractor to further develop the project drawings. Drawings are: Plans, elevations: 1.50/1:100 Sections: 1:20 Details: 1:50 Specifications are on the drawings – best for small projects , like one-family dwelling, etc!! Used by clients that only want to deal with one contractor AWARDING CRITERIUM: LOWEST BID , because architect has set The quality, size, etc., of building DESIGN DEVELOPMENT

Working drawing (Tender documents) - LATE TENDER Used by professional clients, who are used to coordinate many contractors The Client wants to have 100% influence on the architectural expression and quality demands for the building, so the project is tendered on basis of Client´s architect´s detailed design, and the contractor has no design activities at all. Drawing are executed for each works package, e.g.., carpentry, masonry, concrete works, etc. Specifications for each works package Invitation to tender Tender forms Tender time schedule – Used for most larger projects !! OR Used by clients that only want to deal with one contractor Working drawing (Tender documents) - LATE TENDER AWARDING CRITERIUM: LOWEST BID, because architect has set The quality, size, etc., of building