On most residential and mixed-use schemes, the developer needs more than a building finished on time. They need show homes and a sales suite early, the first completions as soon as possible, and handovers that match the sales plan and the funding. The construction sequence has to support that, and it rarely happens by accident.
Start with what the business needs
Before sequencing anything, establish:
- when the sales suite and show homes need to open
- which homes or buildings are needed first, and why
- how many completions the sales and funding plans assume, and when
- whether any affordable housing must be handed over before private sales
- what planning conditions tie occupation to other works, such as landscaping, roads or public space
On one scheme our team planned, the original conditions would have restricted occupation until a pocket park was complete. Getting the conditions changed before construction protected the whole sales programme.
Sequence the infrastructure first
Roads, drainage and utilities usually need to reach the first homes before they can be occupied. On housing sites, that means building infrastructure ahead of plots and completing estate roads progressively, while keeping access open for residents and construction traffic.
Plan the boundary between the live site and occupied areas
As soon as people move in, the site changes. The logistics plan needs to show for each phase:
- where the hoarding line moves
- how residents reach their homes safely
- how construction traffic is kept separate from residents
- how cranes and hoists avoid occupied areas
On higher-risk buildings, phased occupation also depends on the partial completion strategy agreed at Gateway 2, so the decision needs to be made early.
Test the sequence against the cash flow
A sequence that completes a whole block before starting fit-out elsewhere may be efficient for the contractor but terrible for the developer's peak debt. Running the programme alongside the cash flow shows the real cost of each phasing option. It is one of the most useful things a planning consultant can do before the contract is let.