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.