Project Time Schedule
Each of the proposed project time schedule outlines the time required for each stage of work and the dates of each major decision by the client during the project. The schedule’s organization follows the organization of scope of services. In this way, the time schedule and the scope of services can be cross referenced. During the project the schedule will be revised periodically to reflect the decisions of our client and other factors affecting the program.
Upon appointment AVE Design Group will establish a weekly project control group meeting where key issues that impact the smooth implementation of the project will be addressed on a weekly basis. The main objective of the project control group meeting is to provide an organizational structure to the project. The project control group meetings provide the client the timely opportunity to influence any/all project actions with full knowledge of costing, scheduling and design ramifications of every decision.
One of the first issues addressed at the project control group meetings is the project schedule. One of the main functions of the project schedule is to identify all of the critical milestones that will occur during the project. These milestones dates can then be adjusted so as to co-ordinate with the client’s own calendar requirements.
Project Costs
For your ease of reference and understanding we have divided the project costs into three sections:
Item A – General Construction – We have provided rates for industry standards representing the various quality of interior fit-out found in Hong Kong. The items listed in this section will be built by sub-contractors chosen by and under direct contract to AVE Design Group. AVE Design Group has full control to bring these costs within the client’s agreed budget.
Item B – Nominated Sub-Contractor (NSC) – For certain aspects of the base building which the landlord and/or government considers critical, specific contractors are nominated by the landlord to do the work, known as NSCs. In these areas the unit rates are pre-negotiated between the landlord and the NSC and become a part of the lease terms with the tenant. As a result, the costs shown in the category of our cost estimate are prime costs that reflect today’s typical market rates. The actual cost for the NSC’s varies from building to building and should be reviewed as part of our analysis of potential premises.
Item C – Direct Purchase Items – Direct Purchase items are products that our client’s may purchase directly from the manufacturer or supplier and then supply to AVE Design Group for their installation. A typical example of direct purchase items are the systems furniture. In all cases of direct purchase items AVE Design Group will completely integrate the items into the design and construction of the project. During the design process AVE Design Group will introduce, specify, and analyze and co-ordinate all direct purchase items on the client’s behalf. During construction AVE Design Group will either install or co-ordinate the installation of the direct purchase item.
Pre-Lease Services
AVE Design Group offers a special service which integrates the disciplines of strategic facility planning, space planning and interior design.
Our approach is to establish a complete understanding of all factors which affect the facilities both now and in the future. These factors include:
- Organizational and operational aspects
- Staff numbers (present and projected)
- Workplace standards
- Technological requirements
- Support facility requirements
Factors which will cause change in the future are carefully assessed to enable change to be understood and planned for. AVE Design Group ensures that facilities will be designed to maximize flexibility and to minimize the ongoing cost of alteration of facilities to accommodate change. The facility plan will also address initial costs.
Strategic Facility Planning – the development of a multi year facility plan within the context business plans, and organizational and functional requirements. This involves forecasting requirements at future dates.
Workplace Study – involves the evaluation of existing workplace conditions and standards and the development of new workplace standards based on corporate culture, goals, productivity, behavioral and functional requirements, and user needs.
Image Study – involves and analysis of corporate goals and unique culture to determine its corporate image expressed in terms of the various interior facility elements.
Detailed Interior Briefing – establish data and criteria for both the interior designer and the client. Information includes individual space and equipment needs, shared support and ancillary areas, shared equipment, interrelationships by department and by sub group. Data can be provided on room and equipment areas, internal circulation, equipment specifications, and special environmental requirements.
The sequence of the services will be revised in accordance with an agreed schedule:
Programming
- Establish and confirm the brief
- Analyze base building
- Interview department heads
- Establish space standards
- Develop blocking plan and finalize department adjacencies
- Inventory of existing furniture and equipment
- Analyze requirements including staff numbers, equipment and filing needs
- Preparation of preliminary budge estimate
Space Planning
- Space planning including partitions, furniture and equipment
- Finalize type of system furniture
- Approval of layout for ordering of long-lead items
- Co-ordination with landlord’s nominated M&E contractors for building services design if required and with client’s vendors for any other special requirements
- Submission of layout plans to building management for approval
- Refine preliminary cost estimate
Design Development
- Preparation of perspective sketch, color boards, material samples, proposed furniture and fittings
- Preparation of elevations and sections to describe design and finishes
- Develop building services designs into detail drawings
- Update cost estimate
- Co-ordination with suppliers on purchase items
- Preparation of orders for direct purchase items
Construction Documentation
- Prepare documents for construction
- Co-ordinate all services, drawings and specifications with nominated engineers, vendors and nominated sub contractors
- Submission of construction drawings to landlord for approval
- Certify suppliers quotations for direct purchase items
- Submit detailed quotation to client for approval
Construction
- Review Construction Management procedures and establish weekly site meetings
- On-site construction and review construction programmed and progress with client
- Provide full-time site supervision and periodic site inspections by the designer
- Liaison with the appropriate agencies for their installation of specified telephone system, facsimile, telex, word processors, computers or other equipment
- Check and certify requests for payment for Direct Purchase Items
- Issue budgetary reports
- Inspect completed work with the client prior to occupancy
- Handover of premises to the client and agreeing a list of any outstanding defects with a schedule for their correction
Warranty Period
- Correction of all defects
- Provide as-built drawings
- Submission of Final Account
Integrated Services
The AVE Design Group project team will respond to Clients’ needs by:
- Working closely with Clients to understand their goals
- Working closely with Clients to control cost, time and quality
- Identifying and developing a design concept that reflects Clients’ desired corporate image
- Providing economic alternatives and solutions
- Allocating costs most effectively within the established budget
- Establishing space standards and analyzing furniture options
- Ensuring quality of construction within agreed time and costs
The AVE Design Group project team will establish:
- A clearly defined methodology to carry out the project within the required time, cost and quality guidelines.
- Periodic co-ordination meetings with Clients to assure a smooth flow of information and decision-making.
- A master schedule identifying critical dates for monitoring the project.
- CAD generated drawings which will be updated through construction to provide Clients with final as-built drawings on disk.
