Polytechnic university of the Philippines

Open university system

Master of science in construction management

CM 651 PROJECT MANAGEMENT

Module 3
Project Initiation

ENGR. GUILLERMO O. BERNABE

SUBJECT SPECIALIST
Introduction

In this module we turn our attention on how to plan an authorized

project. We will discuss two important project planning documents:

(i) the Project Requirements Definition (PRD) that documents

what the project will deliver (alternatively referred to in the literature as
the Statement of Work); and
(ii) the Project Management Plan (PMP) that documents how the
project is to be delivered. We will also look at the use of supporting
planning documents, including the quality management , risk
management , and contract plans.
Project Initiation Phase

During project initiation, the Agency plans how the authorized project
is to be implemented. Planning begins by fleshing out what the project is
to deliver and documenting the result in the PRD. The Agency then
considers what approach to take to manage and carry out the work to
implement the project , selects the project delivery method, assesses the
type and size of resources needed for the project , and documents these
in the PMP. Planning concludes with establishing the selected project
management organization through the assignment of Agency staff to the
project and retaining of a Program Management Consultant (PMC) for the
project management work where the Agency does not have staff
resources with the necessary skill and experience.
Role of the Agency in Project Initiation

Planning the project in the initiation phase is usually the Agency’s

sole responsibility carried out by the Agency’s project manager.
However, if the project is of such a size and complexity that the Agency
is unsure how to plan its implementation, the Agency can retain a PMC
during the initiation phase.
Role of the Program Management Consultant

Where an Agency lacks the necessary project management expertise

and resources, the Agency retains a PMC to:
• Advise on project planning and delivery together with the
production of the PRD and PMP documents.
• Provide project management services during the subsequent
project implementation phases.
Defining A Project

Project Requirements Definition

The Agency assigns a project manager to lead an authorized project.

The project authorization is the project manager’s corporate authority to
implement the project and gives the project manager a broad narrative
description of the project’s goals and objectives. (Module 2 discusses
project authorization and project manager assignment.) The project
manager’s task now is to prepare the PRD. In the PRD the project
manager refines and details the project authorization and details what the
project is required to accomplish in terms of the products/services the
project will deliver and the scope of work that needs to be done. Table 3.1
describes these and other topics a PRD should address. This necessitates
addressing the interface of the project requirements with relevant agency
plans including its systemwide infrastructure management plan.
 Through a well-written PRD, the project manager provides project
team members, corporate sponsors, and other stakeholders with a
common understanding of what the project is all about , and is the
authoritative reference document that defines the project. Review and
acceptance of the PRD by the Agency’s executive responsible for the
project’s authorization helps make certain that the executive, the project
manager, and the project team have a common understanding of the
project’s objectives. Whether by formal sign off or less formal email, it is
important that the project manager receives a record of the acceptance
of the PRD by the Agency’s executive so there is no misunderstanding at
the outset of what the project is intended to accomplish.
Table 3.1 Project Requirements Definition

Topic Description
Authorization Reference to project authorization that selected and authorized the project
Stakeholders Corporate sponsors, customers, third parties impacted, project team
Deliverables Products/services the project will deliver
Scope of Work Work to be done to deliver the products/services (high-level summary)
Cost Estimate Initial order of magnitude estimate of the project budget
Schedule Milestone Initial project schedule in terms of key project milestones
Finance Project financial requirements and sources of funding
Risks Threats to the project (e.g., adverse environmental factors)
Resources Resources needed to accomplish the project
Constraints Constraints such as limited resources/funding, sites available, etc.
Acceptance Criteria What determines acceptable products/services and their approval
Table 3.2 The project manager for our example bus maintenance facility project scenario approached the PRD as
follows:

Authorization Incorporated references to the project authorizations: Capital Improvement Program recommending example project,
Agency Board action approving the project, and Department agreement for funding a share of the project.

Stakeholders Identified parties with an interest in or impacted by the project, including: Agency Board, Department, Agency operations, elected
officials in whose area the project is located, and the community and businesses adjacent to project.

Deliverables Prepared a high-level description of the example project: facilities, equipment , and systems.

Scope of Work Developed a high-level work breakdown structure (WBS) of the project work phases: acquire land for garage facility, obtain
environmental clearance, design facility and equipment , construct facility and supply/ install equipment, test and start-up, and
accept completed facility.

Cost Estimate Allocated the P1.5B budget across the high-level WBS.

Schedule Milestone Estimated the initial project schedule milestones for accomplishing the high-level WBS phases.

Finance Costed out project requirements for funds from Agency, state and Department grant sources, and debt financing.

Risks Identified potential threats to project success, such as unknown ground conditions at the proposed facility site.

Resources Listed the types of staff and other resources needed for the project, e.g., environmental specialists, architects and engineers,
construction contractors, and equipment suppliers.

Constraints Identified project constraints: limited cash flow from debt financing, shortage of experienced contractors.

Acceptance Criteria Specified requirements to take occupancy of the building and approve the performance of the equipment .
 PLANNING THE PROJECT

Capability and Capacity Assessment

The project manager assesses the levels of resource capabilities

and capacities needed to accomplish the project defined by the PRD.
Capability is a measure of a resource’s skill levels, experience, and
ability to perform. Capacity is a measure of the quantity of the
resources. The project manager may need to consult with peers or
consultants who have prior experience with similar projects to
accurately determine the necessary resources. Table 3.3 shows the
typical resource capabilities needed for an engineering and
construction project such as the example bus maintenance facility
project.
Table 3-3 Typical Engineering and Construction Project Resource Capability

Management Project Management Manage the overall project and its phases – Planning, Engineering, and Technical
and Control initiation, planning, design, construction, and closeout
Project Management Oversight Oversee project performance by a party independent of the project team and report to project sponsor(s)

Configuration Management Control changes to project deliverables/scope of work

Cost Control Control project costs within budget
Schedule Control Control project progress within schedule
Accounting Record project expenditures, issue payments, and manage project funding
Records Management Capture, store, control, and retrieve project records/documents

Procurement Administration Procure and administer project contracts

Planning, Architectural Develop architectural and design concepts
Engineering
and Technical Engineering Prepare detailed engineering and final design documents

Environmental Undertake environmental planning and clearance

Real Estate Acquire real estate and perform relocation functions

Communications Communicate with the community/media/ government

Construction Construction Contractor Construct facilities

Supply
Third Party Agency Relocate or gain access to public and private utilities
Equipment Supplier Supply/install equipment
PROJECT DELIVERY STRATEGY

For Agencies that infrequently undertake capital projects, the

project manager will almost certainly find that the required levels of
capability and capacity are not available within the Agency’s own
forces. The project manager has to look outside the organization and
plan a project delivery strategy that contracts out the work that the
Agency lacks the capability and capacity to undertake.
A project delivery strategy determines the:

• Work done by the Agency and the work that is contracted out to
consultant and/or construction contractors.
• Degree of control the Agency maintains over how the work is done
and the control transferred to contractors through contracting out.
• Assignment of risks associated with the project work undertaken
by the Agency and contractors.
 For the example bus maintenance facility project , the project manager
plans a design/bid/build (D/B/B) delivery strategy where: the project
manager and other Agency staff will manage the project; design and
design management will be contracted out to a General Engineering
Consultant (GEC); and a Construction Manager (CM) will be retained to
manage construction carried out by various construction contractors and
suppliers.
 What alternative delivery strategies are available to a project manager? A
project manager may contract out any one or all of the project management,
design, and construction functions to acquire the capability and capacity
needed for the project. Contracting out a function also results in transferring,
from the Agency to the contractor, responsibility for and control of the means
and methods of how the work is executed, as well as the risks associated with
the performance of the work. Table 3.4 describes alternative project delivery
strategies along with the corresponding transfers of control and risk from the
owner organization to the contractor. Figure 1 illustrates the sharing of control
and risk between the Agency and the contractor for different delivery strategies.
 For smaller Agencies it is of ten expedient for the project manager to
choose delivery strategies similar to the example above, that contract out
the project work rather than hire an entire project staff. It is difficult to
recruit qualified project staff for a single project. Using contracted services
allows the project manager to better match resources to project needs. A
contractor can be retained when the need arises and the project manager
can immediately terminate their involvement and expense when the project
need is over. Whatever delivery strategy the project manager selects, it is
important that the Agency, through the project manager, retains the
ultimate authority and accountability for the effective management of the
project. This is the case even where the Agency’s project manager
chooses to retain a Program Management Consultant (PMC) to manage
the project on behalf of the Agency.
Table 3.4 Project Delivery System
Strategy Sub-strategy Description Owner Control/Risk

Own Forces Total Project Owner manages, designs, Owner has total control
and constructs project with and accepts all risks
own forces
Construction Owner manages and
constructs project with own
forces, and retains
construction

consultant for design Owner has total control and

work accepts all risks except for design
errors or omissions
D/B/B

Design/Bid/Build Owner Managed D/B/B Owner manages project, Maintains overall project
contracts out design to control and transfers
engineering consultants detailed engineering
and construction to design/construction tasks
contractors and risks to contractors
 Strategy Sub-strategy Description Owner Control/Risk

GEC Owner retains a GEC to manage the Owner transfers control of design
design and design consultants and design management tasks
and risks to GEC
CM Owner retains CM to manage Owner transfers control of
construction contractors Construction and construction
management tasks and risks to
CM
PMC Owner retains a PMC to manage the Owner maintains control of
project including consultants and project scope and transfers
contractors project management tasks and
risks to PMC
CMAR

Construction Owner may also retain a Owner retains a CMAR contractor in Owner transfers a share of
Manager at Risk GEC and PMC final design, who participates in control of scope through design to
design review, estimating, and value the CMAR contractor and all of
engineering and at some agreed the control and risk of the
point guarantees a fee to manage management and execution of
and carry out construction construction
 Strategy Sub-strategy Description Owner Control/Risk

D/B

Design/Build Owner may also GEC completes design through Owner maintains control of scope through
retain a GEC and preliminary concept design (30 percent) after which
PMC engineering(approximately 30 control and risk of design and construction
percent). Owner retains a D/B is transferred to D/B contractor
contractor to complete design
and construct the project
D/B/O/M

Design/Build/ Design/Build/Operat As for D/B plus contractor is Owner transfers control and risk of
Operate/ e responsible for the operations operations and maintenance to the
Maintain or Design/Build/ and maintenance of the facility contractor
Operate & Maintain for a specified period

Tu r n k e y Could be used for Could be used for D/B or Owner controls scope of performance
D/B or D/B/O/M D/B/O/M specification after which control and risk
of conceptual/detail design and
construction transfers to turnkey contractor,
including operations and maintenance if
D/B/O/M
 PROJECT ORGANIZATION AND MANAGEMENT STRUCTURE

With the delivery strategy selected, the project manager’s attention

turns to establishing the project organization structure needed to manage
the project and carry out the project work done by the Agency’s own
forces. Only the largest projects justify the assignment of full-time project
staff in every function. Small to mid-size projects call for some form of
matrix organization. In a matrix organization, staff reports to the project
manager through the project chain of command to receive direction on
project work assignments (what work has to be done) and to their
functional supervisor for direction on their technical performance (how
the work is done).
 The project manager for the example bus maintenance facility project
requires Agency procurement staff to acquire GEC and CM consultants
and construction contractors. The level of procurement effort to do this for
the project is not full-time and the staff is assigned part-time to the project
on a matrix organization basis. The procurement staff takes project
direction from the project manager on what procurements are needed and
when, while the staff receives functional direction on how to undertake the
procurements from the functional manager of the Agency’s procurement
department. When not assigned to the example project , the staff
undertakes procurement activities for operations and/or other Agency
projects.
 Experience has shown that a project team works better within an
integrated project office concept. This means that irrespective of the
project staff ’s parent organization, the Agency’s organization or those of
the GEC and CM organizations, the staff ’s project reporting relationship
with respect to project work assignments follows the project organization
chain of command reporting to the project manager. When possible and
in cases where staff is highly utilized, co-location of project staff within a
single project office facility helps foster the integrated project office
concept. Functional supervision remains the individual’s usual functional
supervisor within their parent organization.
Figure 3 Sharing of Control and Risk Between Owner and Contractor for Alternative
Delivery Strategies
PROJECT MANAGEMENT PLAN

The project manager has to provide the project team with a road map
on how to get the project done. The PMP sets out how the project is to
be managed, executed, monitored, controlled, and closed through the
phases of its life cycle. Table 3.5 sets out a typical PMP outline that would
apply to a construction project such as the example bus maintenance
facility project.

In the PMP, the project manager sets out the management approach
for the project based on the decisions made with respect to the project
delivery strategy, organization and management structure, assignment of
responsibilities between the Agency and contractors, and delegation of
management and financial authority through the project team.
 The project’s scope, budget , and schedule are refined to establish
baselines for the project’s scope of work, costs, and schedule that are
documented in the PMP (Module 9 is about about project control
techniques used for establishing baselines). Scope, budget , and
schedule baselines are yardsticks against which future project
performance can be measured and assessed, and changes
controlled. Depending on the project phase baselines are established
for a project phase or the entire project baseline is established after
completion of preliminary engineering. A baseline remains unchanged
through the project or project phase unless a revision to the project’s
goals and objectives is authorized by the Agency’s executive
management responsible for the project authorization.
 The PMP is a “living” document and is updated as the
project progresses, usually as the project enters a new phase,
such as moving from design into construction. Updating and
revising the PMP requires the project manager to: add
management detail on how a new phase is to be managed,
note any changes to the project scope, and forecast project
costs and schedule against the baselines.
Traditionally the project is managed by personnel in the planning
organization through completion of the environmental phase. As
the project moves into the design and construction phase where
engineering and construction management skills are required, it is
critical that the top management recognize and plan for the
changes in project management leadership necessary to
successfully make the transition from the planning/environmental
phase to the design and construction phase. In Section 9 we
explain some useful tools and techniques that support the project
manager in the control of scope, cost , and schedule.
Table 3.5 Project Management Plan Outline
 A project’s authorization may be limited to proceeding up to a
certain milestone at which certain criteria must be met for the project
to receive further authorization to continue. This staged authorization
is known as staged-gate decision-making. In our example project
scenario the agreement with the FTA authorized funding up to the
conclusion of preliminary engineering. At this point, continued FTA
funding was conditional on the Agency preparing an acceptable PMP,
demonstrating the capability and capacity to put in place the
resources to manage and undertake design and construction, and
securing financing for the Agency’s share of the project costs.
Supporting Management Plans

Supporting management plans are added to a project as

appropriate depending on the project’s size and complexity. Larger
and more complex projects may require adding one or more of the
following supporting plans to the PMP at project initiation:

• Quality management plan

• Risk management plan
• Contract management plan.
The quality management plan describes how the project will
comply with the Agency’s quality policy in terms of the project
procedures for quality assurance (QA), quality control (QC), and
continuous process improvement. QA is the planned processes
the project will follow to make certain that the quality policy is
met through: QA audits to examine whether project activities are
in compliance with project procedures, and process analysis to
examine the effectiveness of project activities, learn from
experience and problems encountered and thereby improve the
process. QC is the monitoring of specific project results to
determine whether they meet with predetermined quality
standards and metrics.
 Continuous process improvement is the iterative application of
process analysis over the length of the project and from project to
project. Each consultant and construction contractor performing
work on the project must have a QA plan that is acceptable to the
Agency, so that the Agency can assess that the contractor’s quality
standards meet the Agency’s quality
The risk management plan describes how the project is organized
and the procedures used to manage the project risks, addressing
in the plan:
• Roles and responsibilities of project staff in risk management.
• Identification of project risks.
• Categorization of risks in terms of probability of occurrence and
impact on project cost , schedule, scope, and/or quality.
• Risk handling should the risk event occur, through either
- Assumption. Accepting the consequences of the risk.
- Avoidance. Changing the project deliverable design or work
methods that lead to the risk.
- Control. Developing measures to reduce the risk’s probability
of occurrence, continually re-evaluating the risk, and having in
place contingency plans to adopt that mitigate the impacts of
the risk.
- Transfer. Sharing or transferring the consequences of the risk
with others, for example, through insurance or warranty
provisions.
Contract Management Planning

The project manager’s choice of project delivery strategy determines what

products/services are to be delivered by the project team and those that will be
contracted out. We now turn our attention to developing the project’s contract
management plan for the contracted out work. Depending on the size of the
project , the contract management plan may be a section within the PMP or for
larger projects a supporting planning document referenced in the PMP.
Contract Procurement Planning

Procurements for most projects are undertaken by the Agency’s

procurement department that has in place associated procurement
procedures. The project manager’s role is to make certain that the
department’s procurement activities on behalf of the project fit in with the
project plan. The contract management plan sets out how this is to be
achieved, by addressing:
• Types of contracts to be used. Choice of contract type depends on the
nature of service/product purchased and choices on the division of risk
between the owner and contractor;
• Who estimates the expected contract price.
• Who develops the scope of work statement for the contract.
• Use of standardized procurement documents and any special
documents needed. CM, and various
• Integration of procurement lead times into the project schedule.
• Incorporating contractual delivery dates into contracts that coordinate
with the project schedule.
• Use of performance bonds and/or insurance contracts to meet the
project’s risk management objectives, including liability and insurance
conditions and minimum limits to be met by the contractor.
• Establishing evaluation criteria to assess the selection of contractors;
• Definition of the procurement procedures for: preparation of
procurement documents, advertising, bidder conferences, any bidder pre-
qualification, receipt of proposals/bids, bidder interviews, selection,
contract price negotiation, contract award and handling of protests. (In
many instances, the procedures used for project procurements will be
those the Agency already has in place.)
 Based on the delivery strategy the project manager selected for the
example bus maintenance facility project , the contract management
plan needs to include two professional service contracts, one for the
GEC and one for construction contractor and equipment supplier
contracts. Identification of the number of construction and supplier
contracts may not be possible until later in the design process, so as
with the PMP, the contract management plan will require updating as
the project progresses.
Contract Administration Planning

The contract management plan also addresses how awarded

project contracts are to be administered. Due to a contract’s legal
nature it is important that the project team understands the legal
implications of their actions relative to project contracts. The role
of the contract administrator is to make certain the contractor
meets its contractual obligations, the Agency adheres to its
contractual obligations, and the Agency’s legal rights are protected.
It is important that the PMP and the contract management plan clearly
identify the roles and procedures to be followed by the project staff
responsible for managing the project (delivering the project scope on time
and within budget) versus the project staff responsible for administering
project contracts (making certain contract parties meet their contractual
obligations and protecting the organization’s legal rights). The contract
management plan sets out how this is to be achieved, addressing:
• Who has the authority to direct and approve the contractor to perform
work
• How the contractor’s work is monitored and performance reported
• Process by which changes to the contractor’s work are requested,
approved, and the contract modified
• What inspections and audits are to be conducted of the contractor’s
work
• How the contractor requests payment and payment requests
are reviewed and approved
• What financial audits are to be conducted on contractor
payments
• How contract documents, correspondence, and other records
are managed. (Module 9 provides additional information of what
constitutes good project documentation for handling important
contract administration activities such as contract changes and
request for payment.)
REFERENCES:
BEST PRACTICES PROCUREMENT MANUAL
HANDBOOK ON PHILIPPINE GOVERNMENT PROCUREMENT (RA 9181)
PROJECT MANAGEMENT INSTITUTE, A GUIDE TO THE PROJECT MANAGEMENT BODY OF
KNOWLEDGE (PMBOK® GUIDE) -THIRD EDITION PROJECT MANAGEMENT INSTITUTE, 2004.
MORRIS, P. AND JAMIESON, A., TRANSLATING CORPORATE STRATEGY INTO PROJECT STRATEGY.
PROJECT MANAGEMENT INSTITUTE, 2004.
PROJECT MANAGEMENT INSTITUTE, THE STANDARD FOR PORTFOLIO MANAGEMENT, PROJECT
MANAGEMENT INSTITUTE, 2006.
PROJECT AND CONSTRUCTION MANAGEMENT GUIDELINES, 2003 UPDATE.
THANK YOU!