Design and build: concept design (design by contractor)
The concept design stage is concerned with preparing a concept design for the preferred option and developing and then freezing the project brief. It may also include making an outline planning application or a detailed planning application. Under this option, all design development is attributed to the contractor, the different disciplines working for the contractor (such as architects or engineers) are not separately identified. We do continue to identify the principal designer as this role is a requirement of the CDM Regulations.
Any design reviews carried out on behalf of the client (or any other advice given to the client) is attributed to independent client advisers. Independent client advisers may previously have been members of the consultant team or could be new appointments if the consultant team have been novated or switched to the contractor.
 Starting the work stage.
The client updates the project execution plan to reflect comments made at the end of the previous stage. The contractor co-ordinates a start-up meeting attended by the client to receive comments made at the end of the previous stage and to discuss procedures and the programme for the stage.
The client may identify a requirement to appoint additional independent client advisers (in particular if the consultant team has been novated or switched to the contractor). Go to work stage: Design and build: appointment.
 Preparing an initial concept design.
The contractor co-ordinates the preparation of an initial concept design (including outline specification) and then co-ordinates any necessary consultations with user panels, champions, and other stakeholders, including statutory authorities. The contractor then incorporates comments received into the developing concept design.
The contractor co-ordinates a design review of the concept design and then co-ordinates any necessary amendments to the concept design and amends the elemental cost plan and prepares a cash flow projection.
The client considers the contractor's design documents and comments within the specified time, either accepting, making comments or rejecting the contractor's design documents. This can only be done in relation to compliance with the employer's requirements. Comments which amount to a change in the employer's requirements must be consented to by the contractor (although this consent may not be unreasonably withheld) and may result in an adjustment to the contract sum and a claim for extension of time.
 If necessary making an outline planning application or detailed planning application.
If no previous applications have been made by the client, the contractor considers whether to make an outline planning application or detailed planning application. Go to work stage: Design and build: planning permission (design by contractor).
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