Large/complex Commercial projects key stages 

some of these items or even stages can be bypassed depending on the complexity of the job, and how involved with the project you wish to become

1 PREPARATION 1 preparation 

STAGE A - B Stage A-B  Appraisal, & Design Brief 

Identify Project Objectives, the client's Business Case, Sustainability Aspirations and other parameters or constraints and develop the Initial Project Brief.

Examine Site Information and make recommendations for further information, including surveys, required.

Preparation of Feasibility Studies and assessment of options to enable the client to decide how to proceed.

Determine client's Risk Profile and agree the Project Programme and preliminary Procurement Strategy.

Assemble Project Team, agree Scope of Service, Contract Relationship and Design Responsibilities for each participant. Develop BIM and Soft Landings Strategies, Information Exchanges and conclude Appointment Documents.

2 CONCEPT DESIGN 2 Concept design 

STAGE C Stage C  Concept design 

Preparation of Concept Design including outline proposals for structural design, services systems, site landscape, outline specifications and preliminary cost plan along with environmental, energy, ecology, access or other Project Strategies.

Agree developments to Initial Project Brief and issue Final Project Brief.

Review Procurement Strategy, finalise Design Responsibility including extent of Performance Specified Design and take action where required.

Prepare Project Manual including agreement of Software Strategy, BIM Execution Plan and extent of Performance Specified Work.

Prepare Construction Strategy including review of off-site fabrication, site logistics and H&S aspects.

3 DEVELOPED DESIGN 3 developed design 

STAGE D Stage D Design Development  

Preparation of Developed Design including co-ordinated and updated proposals for structural design, services systems, site landscape, outline specifications, cost plan and Project Strategies.

Prepare and Submit Planning Application

Implement Change Control Procedures, undertake Sustainability Assessment and take actions determined by Procurement Strategy.

Review Construction Strategy including H&S aspects.


STAGE E - H Stage E-H  Technical Design, Production Information  

Preparation of Technical Design information to include all architectural, structural and mechanical services information and specifications including the Lead Designer's review and sign-off of all information.

Performance Specified Work to be developed in sufficient detail to allow development and integration by Specialist Subcontractors during Completed Design stage.

Take actions determined by Procurement Strategy including issuing in packages where appropriate.

Prepare and submit Building Regulations Submission

Review Construction Strategy including sequencing, programme and H&S aspects.

5 SPECIALIST DESIGN 5 Specialist design

Progression of Specialist Design by Specialist Subcontractors including the integration, review and sign-off of Performance Specified Work by the Lead Designer and other designers as set out in Design Responsibility document

Review Construction Strategy including sequencing and critical path.

Undertake actions from Procurement Strategy or administration of Building Contract as required.

6 CONSTRUCTION 6 Construction 

STAGE J - K Stage J-K  Mobilisation , Construction to Practical Completion 

Offsite manufacturing and onsite construction in accordance with the Construction Programme

Regular review of progress against programme and any Quality Objectives including site inspections.

Administration of Building Contract.

Resolution of Design Queries from site as

they arise

Implementation of Soft Landing Strategy including agreement of information required for commissioning, training, handover, asset management, future monitoring and maintenance and ongoing compilation of "as- constructed" information.

7 USE AND AFTERCARE 7 Use and aftercare 

STAGE L Stage L  Post Practical Completion 

Implementation of Soft Landings Strategy including Post Occupancy Evaluation.

Conclude administration of Building Contract

Review of Project Performance in use and analysis of Project Information for use on future projects.

Updating of Project Information, as required, in response to Asset Management and Facilities Management feedback and modifications.


The stage 1, 2, 3 and 4 outputs may be used for tendering and contract purposes depending on the Procurement Strategy as influenced by the clients Risk Profile, time, cost and quality aspirations and how Early Contractor Involvement and Specialist Subcontractor input is to be undertaken.

PROGRAMME Programme 

Stage 4, 5 and 6 activities may occur concurrently depending on the Procurement Strategy. Work may also be undertaken in packages to facilitate its development by Specialist Subcontractors. Early package procurement may also occur during stage 3 depending on the procurement route. The Project Programme should set out the times scales for these overlapping design and, where appropriate, construction stages.

PLANNING Planning 

Planning Applications typically be made using the stage 3 (Developed Design) output, however, certain clients may wish this task to be undertaken earlier. The project or practice specificPlanofWorkidentifieswhenthePlanningApplicationistobemade. Certain aspects of the Technical Design may also be required as part of the application or in respond to planning conditions.


(at stage Completion)


The Initial Project Brief 


The Concept Design including Outline Structural and Mechanical Services Design, associated Design Strategies, Preliminary Cost Information and Final Project Brief.


The Developed Design including the Co- ordinated Architectural, Structural and Mechanical Services Design and Developed Cost Information.


The Technical Design of consultant aspects in sufficient detail to enable construction or Performance Specified Work to commence.


The Specialist Design including the integration of Performance Specified Work.


As Constructed" Information.