Efficient Planning: From the Initial Idea through to Commissioning

IKK is a leading Austrian planning office and provides services in the fields of research and development, planning, consulting, calculation, analysis, studies and surveys, inspections and measurements, monitoring and construction management, project development and project management as well as the representation of clients before authorities in the entire field of civil engineering and in electrical, tunnel and lighting technology. The entire process of creating a project is handled by the consolidated expertise of IKK and its affiliates, from project idea, through to general planning and project management, all the way until project completion and commisssioning.

One Planning Process, a Myriad of Work Phases

Each planning process is divided generally into individual work phases, and every work phase is unique in its requirements. Depending on the type of construction and where its planning stages lie (building engineering / civil engineering), and as follows all regional conditions and regulations will vary for each construction and in each of the work phases. An example of this can be seen in Austria, when we consider to begin planning and construction of a highgrade street, we would require a building concession from the Environmental Impact Assessment Committee (UVP-G). While projects that are enveloped under building engineering, need only to adhere to federal building regulations.

Nevertheless, an official building permit has to be introduced for any building over a certain size. Accordingly at this point we can irrespectively of the constructions specific particularities, formulate a plan for the general tasks and objectives of each work phase.

Modern integral planning requires parallel or a concurent editing process across several – if not all – work phases. This also includes the integration and participation of all major project contributors at a very early stage of the construction planning, as well as the possibility very early on in the projects work life, for the neccessity to reach relevant planning process decisions. Only then can the real potential of integral planning be realised. The following descriptions of all of the relevant work phases will help in understanding the most important aspects of each work phase, as well as supplying a better overview of the whole work phase process.

Conceptual Planning

The conceptual planning phase of a project starts with taking into account all ideas and preferences for the chosen project, and then in preparing a structured basic conceptual framework plan as well as agreeing the project specific objectives. Subsequently all forseeable complications and proposed solutions will be discussed with the client, as well as discussing any significant project risks and the initial clarification of the construction permit application process. The main objective of the conceptual planning phase is to create a basic foundation of understanding of a projects characteristics and requirements, as well as the projects viability. And then the final dicision on the practical implementation of the chosen project.

Work phase list for the conceptual planning stage:

  • Non-specific research and surveying
  • Feasibility studies
  • Transportation and traffic development concept
  • Project development plan
  • Preliminary cost estimate
  • Cost-benefit-analysis

Preliminary Draft Planning

The preliminary draft plan is developed to create a feasible draft concept by the project planning team, together with the client and all other project contributors such as the relevant public authorities and as well local residents, taking into account any project-specific boundary conditions or complications. Furthermore the preliminary draft plan also establishes all methods and systems that are to be used by the project planners, concerning all of the basic planning requirements as well as ensuring the use of a single interface (BIM) for the merging and sharing of all project data. In conclusion, in either building engineering or civil engineering, the conceptual planning and preliminary draft planning stages are key processes in identifying complications and then selecting an optimal solution.

The key elements for the preliminary draft planning stage:

  • Technical and creative designs
  • Clarification of all relevant technical and  legal regulations
  • Transparent cost estimate
  • Establishment of structured decision support methods (such as cost-benefit-analysis)
  • Communication and approval processes platform to be available for all project participants as well as including the general public

Authorisation Planning

The authorisation planning stage is used for obtaining all required regulatory approvals and permits for the construction phases of a project. Consequently with the already established data and personel networks in place since the preliminary draft planning stage, an authorisation submission plan will be worked upon by all relevant project participants. The authorisation submission plan will take into account all of the relevant approvals and permits required to cover and meet all building and construction regulations, as well as any other relevant approvals or permits covering such areas as: public liability, environmental, conservational or listed building presevation. In addition to the construction work, there will also be required, depending on the project specifics, various extra approvals and permits concerning the commisioning stage of the project, which will include the preparation and presentation of all relevant project documentation, which is to be acknowledged and approved by the local council. This could also include, for example, operating licenses pursuant to Commercial Law or regulations set up by the national railways act.

An additional aspect of the authorisation planning is the preparation and presentation of any relevant specialist assessments. The entire procedure of organising and acquiring these assessments will be taken into account in the authorisation submission plan, and should be attended to by the project initiator and presented to validate the current standard and position of all planning activities, as well as helping to answer all relevant specific queries on the current position of the project. IKK has the capacity and capability to have at its disposal, a large group of highly experienced specialists, to support and assist in all areas of expertise, additionaly we offer for consultation purposes, surveys and assessments from non-official specialist consultants.

Proposal and Implementation Planning

The first step in the proposal planning stage is to review and enhance the data gained from the preliminary draft planning stage and the authorisation planning stage, consequently creating a detailed technical and statutory strategy of all processes needed for the practical implementation of the project. In addition the entire requirements concerning all client and project specifics including all legal and regulatory requirements will be enhanced and agreed upon with the project client, this will include quantity surveying, task and service specifications as well as all cost estimates. At this point in the Project IKK will also be aiming to supply an extensively researched plan of implementation for all proposals and accompanying strategies. The aim of every proposal plan is the delegation of all the necessary services for the realisation of the project in compliance with the essential requirements regarding content (quality), time and costs.

Concurrent to the proposal planning phase will be the compilation of all relevant and required data for the implementation planning phase. This data is then used on-site as a guide and reference for the respective companies in the construction of the building, IKK also provides during the implementation planning phase, on-site planning support, making it possible to react quickly and decisively to unforeseen complications or to clarify and resolve any inaccuracies or misinterpretations.

Construction Management and On-site Supervision

Our construction management and on-site supervision service will provide all the necessary requirements for the monitoring and supervision of your project, ensuring a smooth scheduled implementation of the project, while at the same time maintaining the pre-specified quality assurances as well as all cost and schedule itineraries. Our team of on-site supervision specialists are the central representatives for the project owners and are employed to supervise the project relevant requirements depending on the project specific demands, these specialists will be on-site to manage the project stages, accordant to their area of competence and are brought in from our pool of experienced experts.

Our range of construction management and on-site supervision services for building and civil engineering:

  • Construction management
  • On-site supervision
  • Technical management
  • Services are pursuant of the construction coordination directive (BauKG)
  • Project accounting
  • Claim management
  • Project monitoring and control
  • Project status monitoring and documentation
  • Associated civil and public sector mediation