Construction & Project Development

It's a lot to take on, but we're up to the challenge

We take your project from concept to completion. Years of experience and established relationships with sub-contractors ensures your job is done on time and on budget. LEADER has worked with some great clients here in the Bow Valley, they all say the same thing. LEADER’s development process is unchallenged.

There are many different kinds of projects, and whether one is developing a new project, renovating an existing building, or adding on to an existing facility, it can be somewhat intimidating to those that have not done it before. Or even worse, for someone who has been through the process but has had a bad experience with the process. So asking the question, how does a building project come together is exactly what we like to hear. The reason is, with LEADER’s design/build methodology, we have an answer that makes sense and provides a starting point for the project.

Project Delivery Process

A building project is a complex set of seemingly unconnected tasks all overlapping each other. Every project we have completed at LEADER over the last few years ends with the following question: What could we have done differently that would have made the project even more streamlined for both LEADER and Client? The answer always falls into an area called “construction project development.” At LEADER we use a Five Step Delivery Process to manage our design/build projects.
This serves as a foundation for developing a dialogue with the owner about their building and what they are trying to achieve. LEADER uses technology in all phases of the project to help communicate the look and feel of the project, to assist with pricing and to track progress once construction starts.

The LEADER Design/Build Five Step Delivery Process™


Early on clarification of our customers needs through Scope Development


Preliminary Design Development providing construction and cost feasibility through concept space planning, elevation and site views.


Careful in-house oversight development of Construction Documents.


Professional construction management


The Five Step Delivery Process has been instrumental in guiding the decision-making process in a clear, understandable manner. At the
same time, all of the unknowns, such as price and scope and size are addressed upfront, and everyone is kept up to date through technology innovations as the project moves forward. We keep all the decision makers up to date on exactly what is happening throughout the entire building process. It also provides a framework for unity, excitement and celebration upon completion of a new building addition or renovation.

Needs Determination

This is where LEADER starts to collect information as to what the client is trying to accomplish within the proposed scope of the project. Numerous questions are asked, some of which are intended to decision makers responsible for the new project to think differently about it. Often we can come up with ideas at the very first meeting that solves their problem such as a phased building approach. The information is obtained through one-on-one meetings, surveys and on-site inspections as well as research as to any particular building requirement.

Feasibility Analysis

Based upon the needs, is the project feasible relative to the site, budget and timetable? Basically, can we get it done within the owner’s parameters. If not, what are the options? What is the cost? How does it affect the timetable?

Preliminary Financial Overview (Determination of Overall Budget)

The budgets can be set up to reflect numerous options as well as timeline. This financial forecast of costs helps the owner determine what they can do now, and what should be done later.

Design Discussion

In the ideal world of the designer, there is no such thing as a preconceived idea of what the building should look like. But, there needs to be questions asked as to the look and feel of the project from the customer’s point of view so this “vision” can be matched with the budget which in turn suggests building materials. This design discussion reflects possibilities, and when possibilities are determined it can be developed in a computer modeling approach to start to give “life” to the project.

The construction project development thread is identified as the following:

  1. Needs determination
  2. Feasibility analysis
  3. Determination of individual ministry uses of present and future use of proposed space
  4. Preliminary financial overview (determination ofoverall budget)
  5. Design discussion
  6. Preliminary design (site, space planning, elevations)
  7. Financial feasibility (budget to actual estimated costs)
  8. Design/build contractual relationship
  9. Design phase
  10. Scheduling (keep end in mind)
  11. Construction
  12. Occupancy projections

Preliminary Discussion

Once the 5 first steps are addressed and questions have been answered, preliminary design can start. It is here where all of the information that has been recorded and discussed is turned into a project. It is here where we’d first start to see the project come to life.

Financial Feasibility (Budget to Actual Estimated Costs)

At the same time the preliminary designs are being created, financial feasibility of the building is projected using a variety of data and cost estimating programs. The responsibility of the design is to also meet the budget that has been outlined. With this information and the preliminary design we’re able to adjust the scope of the project to meet the needs of our client.

Design/Build Contractual Relationship

The financial projection and feasibility study is the part that separates design/builders from general contractors. The design/builder determines the actual cost as it is being designed, whereas, a general contractor takes a set of plans and provides a price regardless of the consequences. Because this is a computer-generated model of the building and because the budgets are tied to spreadsheets, quick “what-if” scenarios can be tried out to develop the best possible and practical building solution for the project.

Design Phase

Now that the preliminary design is set, the detailed design phase can start. During this step all the senses are brought into play in terms of color, texture, space, etc. as to what the building is going to be like.


At the same time, the schedule is being formulated based upon the availability of materials. For example, if the structure is going to be using pre-engineered steel, or concrete pre-cast wall panels, there needs to be lead time for the materials to arrive at the building site. This is all determined as the building is designed to ensure that there are no surprises to the schedule and the budget.


Construction starts and now the communication of information accelerates. Material and subcontractors must be coordinated to ensure a smooth and uninterrupted project schedule.

Occupancy Projections

Our residential clients usually plan around construction phases, however our Commercial and Resort clients are another challenge all together.
We sit down with our clients and meet there needs through constant communication, we account for holidays, busy weekends, high vacancy and low, changing seasons and more. Working here in the Bow Valley is unlike working anywhere else. There are only two shoulder seasons in the Rockies and we plan accordingly through both of them to insure your project goes smoothly.