1) Feasibility and project definition

This stage determines whether the project makes sense, and what it should look like before money is committed to
detailed design or site work.

Key outputs typically include:

• Needs analysis: what the building must achieve (capacity, use, operational flow)
• Site and constraints review: access, services, zoning, environmental constraints
• High-level budget estimate: realistic cost range with clear assumptions
• Programme estimate: timelines for approvals, procurement, and construction
• Risk register: key risks and mitigation options
• Development strategy: phased approach, procurement route, and decision gates

Professional inputs that add real value here:

• Transactional advisory: supports deal logic, risk reduction, and decision-making
• Town planning: early view of land use rights, rezoning, and approvals path
• Land surveying: boundary clarity, levels, and topography for early planning
• Programme and project management: sets controls and governance from day one

Tip: A common failure point is starting design before feasibility is complete. That often leads
to redesigns when approvals, services, or budget realities emerge.

2) Concept design and spatial planning

Once feasibility supports moving forward, concept design translates the brief into a workable layout and early
building form.

Key outputs typically include:

• Site layout and concept plans
• Space planning: adjacency, circulation, and operational flow
• Initial engineering concept: civil, structural, and services allowances
• Preliminary cost plan: aligning design with budget and value priorities
• Stakeholder review: operator input, compliance review, and usability checks

This stage sets the foundation for cost and time certainty. Good concept design prevents costly late-stage changes.

3) Design development and specialist coordination

Design development takes the concept into buildable detail. This is where projects either become coordinated, or
become risky.

Key outputs typically include:

• Detailed architectural drawings and specifications
• Structural engineering design and detailing
• Civil engineering design: stormwater, roads, earthworks, and services
• Coordinated systems scope: IT and systems, telephony, and operational requirements
• Updated cost plan and value engineering options
• Constructability review: how it will be built, not only how it looks on paper

A turnkey property development team coordinates these disciplines so drawings align, conflicts are resolved
before site work, procurement is planned around lead times, and scope is clearly defined for accurate pricing.

4) Approvals and statutory processes

Approvals are often where timelines slip. Turnkey delivery helps by treating approvals as a managed workstream,
not an afterthought.

Approvals commonly include:

• Town planning processes (rezoning, consent use, departures where needed)
• Building plan submissions and municipal approvals
• Environmental requirements where applicable
• Service connections and capacity confirmations
• Fire, safety, and compliance sign-offs where required

A disciplined approach includes:

• A clear approvals matrix (what is needed, by whom, by when)
• Submission-ready documentation with quality checks
• Active stakeholder communication with authorities and consultants
• Timeline buffers based on realistic local experience

5) Procurement and construction planning

Before breaking ground, procurement strategy is finalised. The turnkey partner helps you choose the right
approach for cost and schedule.

Common procurement options:

• Competitive tender (multiple bids)
• Negotiated tender (selected contractor, improved speed)
• Managing contractor / construction management models (where suitable)

Key outputs typically include:

• Cost breakdown and scope definition (and BOQ where applicable)
• Tender documentation and clarification process
• Contractor selection support and recommendation
• Construction programme with milestones and reporting rhythm
• Quality plan and inspection testing plan
• Site logistics plan (access, safety, storage, sequencing)

If your project includes fit-out, signage, whiteboxing, or shopfitting, planning those packages early prevents
late-stage clashes and delays.

6) Construction and delivery management

Construction is where money and time are spent, so control matters. Turnkey property development focuses on
structured delivery and measurable outputs.

Core controls during construction:

• Programme tracking: weekly progress vs baseline programme
• Cost tracking: variations, claims, and approvals
• Quality inspections: checklists, hold points, sign-offs
• Safety management: compliance, reporting, and site discipline
• Stakeholder communication: predictable reporting and decision gates

Ocean Sounds integrates programme and project management with technical coordination so issues are resolved
quickly and documented properly.

7) Commissioning, compliance, and handover

Handover should be a planned process, not a rushed moment. A turnkey partner manages commissioning so the building
performs as intended.

Key handover outputs:

• Practical completion and snag resolution
• Compliance certificates and documentation
• As-built drawings and O and M manuals (where applicable)
• Asset registers and tagging support (useful for larger facilities)
• Training for facility teams and operators
• Defects liability tracking after occupation

If the building will be maintained under an IFMS approach, handover can also include maintenance planning,
document management readiness, and service transition support.

Topographical survey

A topographical survey maps the site in detail, including levels, slopes, existing structures,
boundary indicators, access points, and natural or built features. This is commonly used for design development and
planning submissions.

Boundary or cadastral survey

A boundary or cadastral survey focuses on the legal boundaries of a property and may include beacon
verification or re-establishment. It helps prevent encroachment disputes and supports transactions and approvals.

Construction setting-out

Setting-out transfers the design to the ground so contractors can build in the correct position and levels. It is
essential for foundations, structural work, roads, and services alignment.

As-built survey

An as-built survey records what was actually constructed. It supports completion documentation, compliance, asset
registers, and future maintenance or upgrades.

Engineering surveys (civil and services)

These surveys support civil engineering works such as roads, stormwater, bulk earthworks, and underground services.
They often rely on precise levels and alignment requirements.

1) Preventing boundary and encroachment disputes

Disputes often happen when fences, walls, or structures are built on an assumed boundary. A boundary-focused survey
provides clarity and reduces the risk of legal conflict, demolition, or rework.

2) Identifying servitudes and constraints early

Servitudes, access rights, and municipal infrastructure constraints can limit where you can build. Identifying these
early prevents redesigns and delays after plans are already developed.

3) Getting levels right to control earthworks costs

Earthworks can become a major budget line item when levels are assumed or inaccurate. Verified topographic data helps
civil engineers and quantity surveyors model cut and fill, stormwater flow, and retaining requirements more reliably.

4) Improving planning and building plan submissions

Approvals can slow down when plans contain incorrect site information or clashes with constraints. A quality survey
supports more accurate submissions and reduces back-and-forth during approvals.

5) Reducing construction errors through correct setting-out

Misplaced buildings, incorrect levels, and services clashes cause delays and expensive corrective work. Proper setting-out
reduces errors by aligning the build with the design from day one.

6) Providing defensible evidence when disputes arise

When disagreements happen between neighbours, contractors, or stakeholders, survey records provide objective data that
supports resolution. This can prevent escalation and keep projects moving.

1) Core IFMS management and coordination

Integration requires management structure. Your IFMS scope should include:

• Helpdesk or service desk (logging, triage, dispatch, escalation)
• Planned maintenance scheduling and compliance tracking
• Vendor and subcontractor management
• Site inspections and performance assurance
• Reporting cadence, dashboards, and governance meetings
• Change control and variation management

Without these controls, “integrated” becomes a marketing word instead of a delivery model.

2) Technical facilities services (maintenance and reliability)

For most facilities, technical services are the heart of IFMS. Typical components include:

• Preventative maintenance planning (PPM) and reactive maintenance
• Asset management, including asset tagging and verification
• Work order management and close-out documentation
• Condition assessments and lifecycle planning
• Minor works coordination and refurbishment support

The key is moving from reactive fixes to structured maintenance that reduces repeat failures.

3) Asset management, registers, and verification

IFMS should include an accurate view of your assets, not assumptions. This typically covers:

• Asset register creation or clean-up
• Asset tagging and verification (audit-ready records)
• Lifecycle planning (repair vs replace decisions)
• Critical asset identification and risk prioritisation

Accurate asset data improves budgeting, reduces downtime, and supports compliance reporting.

4) Workplace planning and space optimisation

Facilities management increasingly includes space and workplace performance. An IFMS scope can include:

• Workplace planning for layout efficiency and operational flow
• Move management and space utilisation improvements
• Support for reconfigurations, expansions, and re-stacks
• Workplace standards and practical guidelines

This is particularly valuable for offices, public buildings, and multi-tenant sites.

5) Document and records management

IFMS should include clear control of facility documentation, especially where compliance matters. This can include:

• Document and records management services for facilities documentation
• O&M manuals, certificates, and compliance files
• Document retention rules and controlled access
• Structured handover packs for upgrades and minor works

6) Printing and telephony services (support services)

Depending on the organisation, IFMS can include operational support functions such as:

• Printing services management (devices, consumables, service tickets)
• Telephony services coordination and support
• Supplier coordination and SLA tracking

7) IT and systems solutions (coordination where required)

Some facilities require systems integration for smoother operations. An IFMS scope may include:

• IT and systems solutions coordination (where relevant to facilities operations)
• Service desk alignment with operational systems
• Technology support for reporting and work order visibility

8) Furniture management and space assets

Large offices and multi-site organisations benefit from structured control of furniture and workplace assets:

• Furniture management (inventory, moves, replacements, standards)
• Workspace setup and change requests coordination
• Asset tracking aligned with workplace planning

9) Parking management and signage

Operational flow matters. IFMS can include:

• Parking management processes and coordination
• Signage planning, installation coordination, and maintenance

For public-facing sites, these are high-impact services that affect user experience and safety.

10) Audio and visual services (workplace enablement)

Modern workplaces depend on reliable meeting and communications technology. IFMS can include:

• Audio and visual support for meeting rooms and collaboration spaces
• Planned support and rapid response for failures
• Coordination of upgrades, replacements, and consumables

11) Consumables and stationery supply

Where appropriate, IFMS can include supply management to reduce ad-hoc purchasing and stock-outs:

• Consumables supply (site-required items)
• Stationery and consumables supply management
• Usage tracking and controlled ordering