W.A.Benbow Development Consultant: Seniors Housing and Care

March 19, 2010


Filed under: — William Benbow @ 12:02 am




Preparing for the development or renovation/addition of seniors housing and/or care facilities requires considerable planning with a range of functions to be attended to including consultation with municipalities CMHC, BC Housing, community interests and vested interests, as well as the regional health authority and the Ministry of Health. In conjunction with this the owner/developer may need to perform a Needs Analysis and Marketing Study. Having a clear destination in mind makes it easier to get there. Here are descriptions of several points in the development and design process where we have specific expertise. Each describes the scope of services typically covered.


Compliance Audit:

It is essential to gain a clear understanding of how well the existing facility (assuming there is one) is working: i.e. to determine compliance with standards and guidelines, identify problems,  examine successful building characteristics and explore potentially desirable features and upgrades.

Functional Program:

Successful projects begin with a clearly defined functional/operational program that expresses the philosophies, therapeutic goals and models of care for the project. Design Guidelines, comparative designs and experience are utilized. This serves as the foundation for a Space program.

Space Program:

Once a detailed functional/operational program is developed, the architectural or Space programming process defines the range and size of spaces necessary to the project.

Capital Budget:

Based on the Space Program and current construction costs, we develop an Order of Magnitude Capital Budget, including construction and soft costs, and broken down into Planning and Construction phases. A Quantity Surveyor is brought on to the Project to estimate and monitor costs throughout the planning process.

Consultant Selection:

We can assist in the recruitment, selection and contracting of an Architect and Engineers. We can provide a standard format for short listing, interview questions, reference checks, and fee negotiation. Once the project is approved for development we can assist in selecting the numerous other consultants necessary to plan and develop the project.

Project Schedule:

With the input of the Architect we can develop a Gantt chart, or project schedule, showing the critical path of major components. This will be necessary to project the various planning and project milestones, as well as the beginning and duration of construction, time for commissioning and the opening date. We will monitor the project schedule as it evolves to problem solve and ensure that the Project comes in on time.

Project Coordination:

As the Development Consultant we would manage the owner’s participation in the planning, construction, and commissioning of the Facility in accordance with relevant authorities’ requirements. This includes interpreting facility requirements, advancing and protecting the owner’s interest, anticipating and solving problems that threaten the schedule, cost, scope or quality of work. Accountability is demonstrated through regular reports of project outcomes including initiatives to solve problems, resolve conflict and control cost, submitted to the regular meetings of the Project Building Committee.

Design Reviews:

We will work closely with the Architect to ensure that several appropriate conceptual drawings are developed for the owner’s review. Once design is underway, our periodic review at each stage of the plans provides a check-point for insuring that the goals of the project are being met through the design and that all aspects of the building continue to comply with these standards and guidelines. Reviews are recommended at Schematic, Design Development, at 50% and then 95% of completed Working Drawings.

Quality Control:

Throughout the Construction process we can monitor the quality of the work by regular meetings with Design Consultants and through attending regular Site Meetings and Project Building Committee meetings. Generally there are several meetings a month with Design Consultants, and monthly site and Project Building Committee meetings.

Cost Control:

We can continue to monitor the Capital Budget, throughout the planning and construction stages, to ensure that the project comes in on budget. We will utilize the input of a Quantity Surveyor to project costs at each design stage. If projected capital costs are over budget, we can assist the owner to conduct Value Analysis to find and achieve cost savings. If tenders come in over budget, we can assist with negotiations and consideration of cost saving measures to bring the cost within budget. During the Construction Stage, we can assist in the monitoring of the Change Order and Project contingencies. Throughout the Project we can assist in the Payment process by setting up and implementing a monthly Payment Schedule system.

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