📐 Design Stages – From Concept to Construction

At JEC Design Consultants, we follow a structured multi-stage design development process to ensure every project meets functional goals, aesthetic aspirations, regulatory compliance, and constructability. Each stage is a milestone that transforms an idea into a buildable reality.

🟢 1. Concept Design (CD)

Purpose: Establish the vision, intent, and spatial logic of the project.
What Happens:

  • Client visioning sessions and requirement mapping

  • Site analysis (context, orientation, zoning, climate)

  • Basic massing, volumetric studies, and design direction

  • Preliminary architectural diagrams and space planning

  • Conceptual 3D views or sketches for visualization

  • Highlighting possible sustainable/passive strategies

Outcome:

  • Approved design direction and client alignment

  • Visual mood boards, bubble diagrams, and site potential studies

  • Basis for next-level development

🟠 2. Schematic Design (SD)

Purpose: Translate concepts into spatial systems, circulation patterns, and technical frameworks.
What Happens:

  • Floor plans, elevations, and sections at preliminary scale

  • Structural framing layout and MEP system zoning

  • Initial code compliance checks (NBC, QCDD, Kahramaa, Ashghal, etc.)

  • Selection of basic materials and facade ideas

  • Schematic BIM model setup

  • Coordination across architecture, structure, and MEP teams

  • Fire safety and vertical transportation planning

Outcome:

  • Signed-off drawings for authority pre-approval

  • Design development greenlight

  • Client budget review and program validation

🔵 3. Detail Design (DD)

Purpose: Create a coordinated, buildable, and technically sound design package.
What Happens:

  • Fully dimensioned and annotated architectural drawings

  • Detailed engineering drawings (HVAC, electrical, plumbing, ELV, lighting, etc.)

  • Specification sheets, product data, and material finishes

  • Façade and interior detailing (joinery, ceiling plans, wall sections)

  • Fire & life safety integration

  • Clash detection using coordinated BIM model

  • Compliance with international/local standards (NFPA, BS, IS, ASHRAE, QCDD)

Outcome:

  • Finalized drawings for client approval and quantity surveying

  • BOQs and tender documentation foundation

  • “Tender-ready” coordinated technical set

🟡 4. Issued for Tender (IFT)

Purpose: Prepare a package that allows bidders to price the project accurately and competitively.
What Happens:

  • Drawing set tagged “IFT” with complete coordination

  • Issue of specifications, BOQs, and preambles

  • Value engineering options (if any) highlighted

  • Vendor/contractor clarifications and RFI support

  • Addenda release based on bidder questions

Outcome:

  • Selection of contractor through bidding

  • Financial control and bid comparison assurance

  • Legal documentation for construction contracting

🔴 5. Issued for Construction (IFC)

Purpose: Provide the final, construction-verified documents for execution on-site.
What Happens:

  • Incorporation of authority comments and final approvals

  • IFC-stamped architectural, structural, and MEP drawings

  • Detailed shop drawing review support

  • Revisions based on contractor/subcontractor queries

  • Coordination with site supervision team for implementation

  • Alignment with QCDD, Kahramaa, Ashghal regulations for Qatar; NBC and local bodies for India

Outcome:

  • Drawings approved and ready for execution

  • On-site constructability validated

  • Reduced rework, faster implementation, and authority compliance