PLANNING CONSIDERATIONS FOR NEW BUILDING CONSTRUCTION

At its inception a building normally begins as an inspiration or an idea in someone’s mind. Once the person or the client has a clear concept of what he/she wants, in order for that thought to be a reality, the idea must then be converted into a Construction Project. All Construction Projects have 4 major phases: Initiation, Planning & Design, Implementation and Completion. In large construction projects, during the Initiation phase, the client would normally utilize the services of a consultant. The consultant would be an individual or a firm that specializes in construction planning and/or project management. At this early stage, one of the consultant’s first and foremost task would be to translate the wishes of the client into a document known as a Client’s Brief.

The Client’s Brief is the essential first step in defining the project requirements. A myriad of decisions and actions flow from the Brief and if the project scope lacks clarity or is incomplete, there is a real chance that the end product will be found wanting in some respect. Once a concise Client’s Brief has been formulated the project can now progress to the Planning and Design phase and one of the first objectives during this phase is to conduct a Feasibility Study.

The Feasibility Study aims to objectively and rationally expose the strengths and weaknesses of the proposed venture. It ensures that the project requirements set down in the Client’s Brief can be achieved both practicably and within the client’s allocated resources.

Information contained in the Client’s Brief and the Feasibility Study now sets the stage for the actual planning of the construction project. The contracting firm has to strategically formulate the most practical ways it can undertake the project by using the information set out in the above documents. Furthermore, the firm has to constantly bear in mind that it operates under the constraints of Time, Cost, Quality and Resources. During the planning aspect of the Planning & Design Stage the contracting firm will focus on a range of standard criteria that are applicable to the project, this allows the process to be undertaken in a fluid and concise manner. The following are some examples of these planning considerations:

1. Building Site and Orientation: Assuming that the building site has already been determined and all the analyses related to the location have been completed, consideration must now be given on how the building must be oriented on the site. The correct orientation of the building takes advantage of the natural vistas afforded by that location. It also takes advantage of micro-climates, natural drainage, topography and takes into consideration how the use of the building will affect neighboring properties.
2. Building Height: Thought must be given to the size and scale of buildings located in the area when determining the maximum height of the structure. There may also be statutory limitations that must also be considered.
3. Building Setbacks: This is the distance which a building must be set back from property boundaries at ground and/or upper floor levels. There are standards that govern minimum setbacks and they are applied in order to provide an adequate buffer zone between buildings, minimize fire hazards by providing access for firefighting equipment and prevent discharge of rainwater from roofs to adjoining properties.
4. Vehicular Access: Consideration to how vehicles will enter and exit the proposed site, access to minor and major roads. Right of way, road signs and traffic light considerations. For example, where a building is located on a corner plot between a minor and a major road, access off the minor road is preferable.
5. Pedestrian Access: Entrances and exits of a building should be designed so as to provide convenient access to parking areas, walk-ways and adjacent streets, with particular attention being given to the needs of the physically handicapped.
6. Landscaping: Landscaping can be regarded as an essential feature of any development since it serves to enhance and complement the appearance and visual appeal of built features on the site. The ease of future maintenance is an important consideration in the planning of the site and will influence the choice of trees and materials to be used.
7. Type & Availability of Materials: In examining the possibility of using sustainable building technology the use of alternative building materials should also be considered. Slag and fly ashes as a substitute for cement, recycled aggregates, metal scraps, timber, etc are desirable but must be considered on the basis of their cost and availability. Are the materials available locally? Will the supplier provide transport? Are the materials plentiful or rare? Are the materials renewable or non renewable? Is the material fire resistant? Is the material strong and durable? Does the material contribute to energy efficiency? What is the cost to maintain the material during its lifecycle?
8. Labor Requirements: Building Constructionis themost labor intensive discipline, thus human resources is one of the most important of the planning considerations. If the required labor is in short supply or insufficiently skilled, then constraints such as Time and Quality will be put in jeopardy. Specialist skills that are critical to various project teams must be considered in terms of their availability on the market and their remuneration packages. Choice of sub-contractors, operatives, administrators etc. in terms of who is required when and how many personnel is needed must all be planned well in advance.
9. Safety and Security: In a modern constructionsite safety and security is mandatory. The Health and Safety of workers on the site is a standard that needs to be strictly adhered to. To ensure compliance to the Occupational Safety and Health Act a safety team must be established to formulate, implement and monitor a safety policy. The hazards and risks onsite will be continually assessed and recommendations made on how to mitigate these risks. These recommendations are then progressively implemented.

At the start of Design Phase when these Planning considerations have been ratified the Terms of Reference then makes its way to the design engineers who must now produce workable drawings of the building based on these requirements.