Luxury Apartment Development: Planning, Risk, and Conflict Report

This report details the construction of luxury apartments by Harrowford & Sons, exploring project planning, risk management, and conflict resolution. The project involves constructing apartments near a central business district, with amenities like gyms and parking. The report outlines a planning schedule, including zoning, site planning, construction design, and project closure. It also covers risk management strategies, identifying potential risks such as material price increases, labor strikes, and approval delays. A risk assessment table evaluates the probability and impact of these risks, followed by a risk register outlining potential responses. Furthermore, the report discusses a time-limiting project approach, emphasizing parallel task execution for efficiency. Finally, it delves into emergency plans and negotiation strategies to address conflicts and ensure project success. References and a conclusion are provided to summarize the findings.

Luxury apartment construction
Contents
Introduction................................................................................................................................1
Planning Schedule......................................................................................................................2
Planning Checklist..................................................................................................................2
Planning Schedule..................................................................................................................4
Top Down planning................................................................................................................4
Time Limiting Project............................................................................................................5
Risk Management Strategy........................................................................................................5
Risk Identification..................................................................................................................6
Risk Assessment.....................................................................................................................7
Risk Register..........................................................................................................................8
Risk Management.................................................................................................................10
Emergency Plan....................................................................................................................13
Negotiation Strategy.................................................................................................................16
Problem Definition & Likely Response from Parties...........................................................16
Negotiation Style..................................................................................................................16
Resolution.............................................................................................................................17
Conclusions..............................................................................................................................18
References................................................................................................................................18
References................................................................................................................................18
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Luxury apartment construction
Introduction
Harrowford & Sons is a property company which specializes in the development of
commercial and residential properties. The company also gives professional advice to people
on purchasing, selling, and leasing of properties. The company is currently working on a
luxury apartment development project near a river. The development is going to be at the
walking distance from the central business district and will be provided with public
transportation facilities. Each block would have 20 apartments including two and three
bedroom flats with each apartment equipped with reception room, balcony, bathroom, shower
room and modern kitchen. The building would have facilities of gym, parking and 24 hours
concierge. Each flat has to be sold for £420,000 and £500,000 for 2 bedroom and 3 bedroom
flats respectively. The project is about the development of luxury apartments and this report
explores how the project is planned and how risks and conflicts would be managed on the
project.
Planning Schedule
Planning Checklist
Planning checklist for the construction project can include some questions that would check
if the activities needed for successful project completion have been completed. These
questions can be categorized into different project stages that include:
Development review before planning:
Has application containing development plan and documents are submitted to get the permit
for the construction of houses?
Has the construction plan being reviewed by several divisions of the city and a development
coordinator has been assigned to the case?
Site planning and review before construction:
Has the submitted plan being reviewed by the authorities for zoning, preservation, and site
plan?
Are all review activities completed, approved, all permit fees paid, and all the other permits
reviewed?
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Inspections during construction:
Have all the inspection staff been communicated about construction and invited for
inspections of foundation, concrete, flooring, plumbing, electricity, mechanical, framing,
insulation, and air barriers?
Is the information about the inspectors listed in the permits?
After completion of construction:
Are all the activities required for marking completion finished on the construction project?
Has the appointment been given for providing the certificate of occupancy to project owner?
Site planning checklist:
Permit Applications
Wreckage Application Completed?
Survey Conducted?
Demolition of site notified?
Demolition erosion control permit included?
Building Permit included?
Current residential contractor license
included?
Site plan review application included?
Application worksheet completed?
Fees paid?
Letter or email sent to nearby residents?
Design documentation submitted?
Construction Management Agreement
submitted?
Acknowledgement of contractor’s
responsibilities?
Survey on site conditions completed?
Existing elevations and site grades shown?
Location of building completed?
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Are existing elevations on the corners of
building?
Are adjacent properties included in survey?
Are streets, alleys sidewalks, free hydrants
and trees included in public Right of Way?
Has a licensed surveyor approved survey?
Site Plan
Do construction documents contain location,
work nature and its extent to conform to the
building code in
Foundation plan Are all details of footing including location,
thickness, size, materials, reinforcement and
strengths included?
Are all anchors detailed including bolts,
bases and hold downs?
Is there a reference to the soil inspection
report?
Floor Plan Are dimensions provided for each level?
Is framing a part of plan and includes all
structural members such as beams, headers,
trusses, joists, and rafters?
Roof Plan Does it include bearing point details and truss
direction?
Wall section Does it identify all materials used in
construction?
Does it includes floor dimensions and height
information for each level
Exteriors Does it include all elevations in all sides such
as location, dimensions, and heights?
Construction energy code compliance
Is compliance certification worksheet
provided?
Is installation information given in
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Luxury apartment construction
description?
Adjoining Property protection
Is all needed protection measures installed?
Are plans for protective measures submitted
to city before getting permit?
Is engineering allotted for checking condition
of measures installed?
Construction contract Does a contract copy given for cost
verification?
Ground Water information
Are groundwater conditions evaluated and
included in plan?
Is a temporary water discharge permit taken?
Planning Schedule
Top Down planning
1.0 Zoning
1.1 Zoning Staff Meeting
1.2 Application meeting
1.3 Planning commission hearing
1.4 Public hearing
1.5 Approval
2.0 Site Planning
2.1 Site Plan development
2.1.1 Utility plan
2.1.2 Water plan
2.1.3 Sewer plan
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2.1.4 Drainage plan
2.1.5 Tree plantation plan
2.2 Site Plan submissions
2.2.1 Entrance permit
2.2.2 Utility Permit
2.2.3 Erosion and sediment control permit
2.2.4 Utility construction permit
2.2.5 Land disturbance permit
2.3 Site plan approval
3.0 Construction Design
3.1 Site inspection
3.2 Landscaping
3.3 Architecture
4.0 Construction
4.1 Foundation
4.1.1 Excavation
4.1.2 Structure
4.1.3 Concreting
4.1.4 Filling
4.2 Apartments Construction
4.2.1 Wall Cladding
4.2.2 Floor tiling
4.2.3 Ceiling work
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4.1.8 External work
5.0 Project Closure
5.1 Closure report
5.2 Sign off
Gantt chart
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Luxury apartment construction
Time Limiting Project
This project would use the time limiting approach and involve choice of activities and
resources according to the available time. Dependent and parallel tasks can be sequenced in
such a way that the construction time if minimized. Activities that can be carried out at the
same time would be done parallel by allocating different resources to them at the same time
such as:
 Different inspectors would be used for inspection of different aspects or parts of the
construction project at the same time
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 The taking of permits can be handled by different staff that would collectively get all
the needed permits
 Approvals can be taken from different people at the same time if authorities for
different approvals are assigned to different managers
Risk Management Strategy
This section explores various kinds of risks that can occur in the luxury apartment’s
construction project. Risk management strategy is usually planned considering the triple
constraints of a project that include project scope, cost and schedule. Risk management
begins with planning which includes identification of potential risks that can affect either of
these constraints. Risks can be identified at every stage of the construction project. These
risks would be assessed on the basis of the probability of the occurrence of the risk and
impacts on the project. Based on this assessment results, appropriate risk response can be
identified from risk avoidance, risk transfer, risk acceptance or risk mitigation. Risks are
documented in a risk register that contains risks, their probability of occurrence, risk
response, and more (SLAC, 2009).
Risk Identification
There can be several risks faced on a construction project such as:
 Prices of the construction materials and equipments used on the site can increase
during the project execution leading to a rise in costs of the project development.
 The operational cost can increase with the fees given in the permits and for hiring the
labor with market fluctuations during the project.
 IF the contract labor goes on strike during the project, the construction would face
halt and the deliveries of the project would be severely affected (Foreign &
Commonwealth Office, 2015).
 The organization can miss taking some needed permits before construction which can
later cause issues at the time of provision of occupancy certificate as the project may
not get sufficient level of approvals.
 There can be delays in approvals from the government officials or authorities in
providing permit which would cause delays in construction
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 There can be some minimum conditions related to workplace provisions and wages in
the country as per the regulatory acts that are required to be adhered to. In case of the
failure to adapt to these measures, the construction organization can get into litigation
problems.
 If there are delivery delays from suppliers then the company would take more time for
construction than planned which would affect the project schedule as well as the costs
as increased duration would mean more cost of labor.
 If the design contractor is unable to provide an effective or strong design then it can
cause the problems later at the time of construction
 If the contractor increases the price of work during the project, it would affect the
project costs in the case where the charges are on actual.
 If all the project requirements are not sufficiently identified in the scope, it would
later lead to a rework which would add both time and cost to the project.
 There can be conflicts with contractors over the schedule, budget or cost
reimbursements that can affect their performance on the construction project and can
also lead to conflicts.
 If the resources hired for the work on the construction project does not have sufficient
knowledge and training on the construction and project aspects, it would lead to a
reduced performance of the team and also reduced level of motivation in them
 There can be unforeseen circumstances causing delays in deliveries or construction
 If the material quality needed for the project is not available then it can affect the
quality of construction
 If machines are faced with some technical or mechanical issues that can lead to
disruptions in the construction work.
 Project stakeholders or owners can come up with demands for the change in the scope
or requirements of the project which can affect the project by causing rework.
 Inflation can cause rise in prices of materials and equipments which can cause a major
impact on the project cost over years.
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Risk Assessment
The risk assessment involves understanding of the impact or risks and the likelihood of their
occurrence. The table above bifurcates projects into categories based these assessment
parameters. Those highlighted in green have very low risk and thus, not any major actions are
required to be taken. The risks highlighted in blue are the moderate ones that affect the
project at a moderate level while yellow area highlights high risk factors. Red area highlights
risks that can be extremely dangerous for the project and thus, are mostly avoided (HubPages,
2015). However, in some cases, disastrous risks cannot be avoided such as in case of a
natural disaster in which the impacts of damage can only be mitigated and measures for
business continuity taken.
The table below provides assessment of the risks that were identified in the previous section:
Risk Probability of
Occurrence
Level of Impact Severity
Rise in construction
material prices
Moderate - 3 Moderate - 3 9
Permit fee increasing
costs
Moderate - 3 Moderate - 3 9
Labor strike on
construction site
Unlikely - 2 Major - 4 8
Permissions not
taken on time
Unlikely - 2 Major - 4 8
Approval delays Moderate - 3 Moderate - 3 9
Litigation issues
because of regulatory
practices not
followed
Unlikely - 2 Catastrophic - 5 10
Delays in deliveries
from suppliers
Moderate - 3 Moderate - 3 9
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Faulty or
inappropriate design
for construction
Unlikely - 2 Catastrophic - 5 10
Price increased by
contractors
Moderate - 3 Moderate - 3 9
Scope creep or
addition in scope
Moderate - 3 Major - 4 12
Conflicts between
people
Moderate - 3 Major - 4 12
Insufficient training
of employees
Unlikely - 2 Catastrophic - 5 10
Unforeseen
circumstances
causing major delays
in construction
Rare - 1 Major - 4 4
Material quality not
at par
Unlikely - 2 Catastrophic - 5 10
Technical issues in
machines causing
disruption in
construction work
Unlikely - 2 Major - 4 8
Scope changes made
by stakeholders
Moderate - 3 Major - 4 12
Inflation causing
price rise
Moderate - 3 Moderate - 3 9
Risk Register
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