Initial Program Development

Before an architect draws a line, someone has to decide what the building is for. PH&C works with ownership to put that in writing: the uses, the square footage of each, which spaces need to sit next to each other, the quality level, the budget target, and the date the doors need to open. That document is the program. The architect and engineers design to it.

What goes into a program

The details depend on the building. A grocery store project covers the sales floor, back-of-house and refrigeration, the loading dock and truck access, and a parking count both the tenant and the township will accept. A medical office needs exam room counts, patient flow, and a clear line between public and staff areas. A residential community starts with unit mix, lot sizes, and amenities.

In each case, we review the owner’s business plan, compare to their designer’s concept plan, value engineer and generate budgets to develop the land and build the structures.

Why it saves money later

Most redesign comes from requirements that shift after drawings are underway. When a new request comes in mid-design, such as more space, a drive-through, or a different tenant, we check it against the program and show ownership what it does to cost and schedule before any redesign work.

The program is also the baseline we measure scope, cost, and schedule against through construction.

When the program changes after the building exists

Lidl’s store in Bear, Delaware, was built in 2021 but never opened. PH&C worked with the Lidl team, the architect, and the engineers to document the existing conditions, value engineer the work, and adapt the design to Lidl’s current prototype store. It opened on July 11, 2025. Read more about the Lidl store in Bear, Delaware.

Program development is the first step in our project planning and coordination work. It leads directly into schematic design and design development.