Project Life Cycle

Understanding the different stages involved in construction projects is vital to the current study owing to the need for stakeholder management to be carried out throughout the project’s life cycle. In this section, project life cycle is discussed in terms of construction investment project and specific stages involved in generic construction projects.

Researchers have distinguished between the project and the product life cycle; while the project life cycle refers to the construction period from conception to completion, the product life cycle refers to the entire service life of the created facility up to close down (Jugdev and Muller, 2005; Bordass and Leaman, 2005). Aaltonen and Kujala (2010) in their study of project lifecycle perspective on stakeholder influence strategies in global projects divided the lifecycle of an investment project (construction) into three main phases: the investment preparation, project execution and the operation phases. The main decisions (proposals and design) relating to the project are made at the investment preparation phase after which follows the project execution phase during which works are carried out on site to realise the project objectives based on the decisions and choices made during the design. After the execution phase is the operation phase during which the benefits of the project are expected to be derived. The different phases of the project no doubt will see stakeholders coming and going as well as having one thing or the other to do with either the project or other stakeholders, involved in the project. Furthermore, the investment preparation phase includes: feasibility, planning and design phases. At the feasibility phase, decisions are made on the project size, funding,

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location, organisation and schedule of activities. While at the planning and design phases, technical definition is widened, and schedule of activities, budget and funding are refined. Particular technology and specification are also decided and permit applications are made. Similarly, Kagioglou et al. (2000) presented the stages of construction project to include preproject stage, preconstruction stage, construction stage and post completion/construction stage.

Specific Stages Involved in Construction Projects:

The RIBA outline plan of work 2007, organizes the process of designing and managing building projects into a number of key work stages. It should be noted that the RIBA plan of work 2013, provides an updated coverage of procurement routes without changing the work stages. However, the work stages are the main focus of this review. These include; preparation, design, pre-construction, construction and use. Under each of the work stages there are further breakdown of specific tasks to be undertaken: under the preparation stage, there are the appraisal and design brief; the design stage includes the concept, design development and technical design; the pre-construction stage includes production information, tender documentation and tender action; the construction stage includes mobilisation and construction to practical completion; the use stage involves the post practical completion considerations. The key tasks involved in these are discussed under their respective headings.

1. Preparation stage

A. Appraisal: the tasks involved at this stage include; identification of the clients’ needs and objectives including business case and possible constraints to the proposed development. It also involves feasibility studies and assessment of options to guide the clients’ decision of whether or not to go ahead with the development.

B. Design brief: this task is to prepare a general outline of requirements and constraints as well as planning of future actions needed by the client or on behalf of the client with the client’s confirmation. It also involves identifying the appropriate/suitable procurement method, procedures, organisation structure and range of consultants and others to be engaged in the project. 2. Design stage

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C. Concept: here the design brief is implemented alongside preparation of additional data which leads to the preparation of concept design together with outline proposal for structural and building services systems, outline specifications and preliminary cost plan. The procurement method is also reviewed here.

D. Design development: at this stage the concept design is developed to include structural and building services systems, updated outline specifications and cost plan. By this the project brief is completed, therefore application is made for detailed planning permission.

E. Technical design: this involves the preparation of technical design(s) and specifications, sufficient to coordinate the different components and elements of the project and information for statutory standards and construction safety

3. Pre-construction stage

F. Production information: the first step here is the preparation of detailed production information that will enable tender(s) to be obtained. Application is also made for statutory approvals. Secondly, it involves the preparation of further information for the construction works required under the building contract.

G. Tender documentation: this involves the preparation and collation of tender documentation in sufficient detail to enable tender(s) to be obtained for the project. It should be noted that this is more relevant to traditional form of procurement.

H. Tender action: here potential contractors including specialist contractors of necessary are identified for the project. Tenders are then obtained and appraised based on which recommendations are submitted to the client. 4. Construction stage

I. Mobilisation:

J. Mobilisation: here the contractor is appointed and issued information and arrangements are made to hand over site to the contractor.

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K. Construction to practical completion: this stage involves the administration of the building contract to practical completion, provision of further information to the contractor as and when reasonably required and review of information provided by contractors and specialists.

5. Use stage

L. Post practical completion: this stage is in three phases; first is the administration of the building contract after practical completion and making final inspections; second is to assist the occupants or building user during initial occupation period and third is to review the project performance in use.

In view of this, the current research will pay attention to the inception, design, construction and operation stages of construction projects in considering stakeholder engagement/management. The inception stage will cover the preparation phase in the RIBA plan; the design stage will cover the design and pre-construction phase of the RIBA plan; the construction stage will cover the construction phase of the RIBA plan; and the operation stage will cover the use stage in the RIBA plan. This is because not all construction projects follow the RIBA plan and the activities and parties involved in a construction project depend on the procurement route adopted for executing the project.

3.3 Project Success and Key Performance Indicators in Construction Projects