Construction And Development Operations Manager

ABOUT GP INC

Building Futures is a property development and refurbishment platform focused on residential conversions, multi-unit refurbishments and commercial-to-residential repositioning across Ireland. Founded and led by Garrett Peers and Ian Bower, the business targets high-potential assets — including derelict and underutilised buildings — and repositions them through planning, design and delivery into quality residential and mixed-use schemes.

The platform is entering an accelerated delivery phase. This appointment is a critical operational hire — the person who will own the construction and development process end to end, acting as the bridge between acquisitions, finance, planning and site delivery.

THE ROLE

The Construction & Development Operations Manager will serve as the operational nerve centre for all active and pipeline projects. This is not a pure site management role — it is a strategic operational position requiring equal comfort in a boardroom, a consultant's office, and on-site.

The successful candidate will take projects from early feasibility through planning, procurement, delivery and handover — managing budgets, professional teams, contractors and internal stakeholders throughout. As the platform scales, this role evolves directly into a wider head of operations function.

Location

Dublin (Primary) with UK travel as required

Contract Type

Full-time, Permanent — Senior Leadership Track

PROJECT TYPES

The role will operate across the following project categories:

› Residential Conversions — commercial and institutional buildings repositioned to residential use, typically under SI 75 or full planning, ranging from 4 to 30+ units

› Multi-Unit Refurbishments — HMO and apartment block upgrades across Ireland and the UK, including lettable condition works, fire compliance and BER improvement programmes

› Protected Structure Engagement — conservation-sensitive refurbishments requiring specialist consultant coordination and Section 57 clearance processes

› Commercial-to-Residential Repositioning — acquisition, planning strategy and delivery of mixed-use repositioning schemes

› Active Portfolio Maintenance — managing the capital expenditure programme across the 800-door managed and 550-door owned portfolio, coordinating HECO Ventures as primary contractor

KEY RESPONSIBILITIES

1. Early-Stage Assessment & Feasibility

› Support the acquisitions pipeline by producing or interrogating early-stage feasibility assessments for potential purchases

› Prepare or review high-level cost plans and development appraisals at heads-of-terms stage

› Flag planning risk, structural complexity, heritage constraints or consultant gaps before commitment

› Attend site viewings and vendor meetings to provide construction-informed input to deal decisions

2. Development Budgets & Cost Management

› Prepare detailed development budgets across all project types — from light refurbishment to full conversion schemes

› Interrogate contractor quotes and specialist costs with QS-level rigour

› Maintain live cost plans, track variances and produce monthly reporting against budget

› Manage contingency allocation and flag early any scope or cost drift requiring leadership attention

3. Professional Team Coordination

› Appoint, brief and manage external consultants including architects, structural and civil engineers, fire consultants, PSDP/PSCS and planning agents

› Chair consultant team meetings, maintain decision logs and drive programme adherence across the professional team

› Review and approve consultant outputs including drawings, specifications, fire strategies and planning submissions

› Manage consultant fee agreements, variations and invoice approvals

4. Planning Strategy & Engagement

› Develop planning strategy for each project in conjunction with the planning consultant and solicitor

› Manage pre-application engagement with local authorities and An Bord Pleanála where required

› Coordinate planning applications, condition discharge and post-permission consultant coordination

› Maintain awareness of relevant planning policy, SI instruments and regulatory changes affecting the portfolio

5. Procurement & Contractor Management

› Lead the procurement process for main contractors and specialist subcontractors

› Prepare tender packs, assess returns and make recommendation to leadership on appointment

› Negotiate and execute construction contracts (RIAI, JCT or bespoke fixed-price agreements)

› Manage contractor relationships through delivery, including variation management, instruction registers and payment certification

6. Programme & Site Delivery

› Maintain master programme visibility across all live projects and report weekly against milestones

› Attend site regularly to monitor progress, quality and compliance with specification

› Manage site-based issues, disputes and neighbour or third-party interfaces as they arise

› Coordinate HECO Ventures delivery teams and subcontractors on projects where HECO acts as principal contractor

7. Operational Systems & Reporting

› Maintain project data in the group's project management and reporting systems (SharePoint, Asana, Clockify and Power BI as deployed)

› Produce monthly project dashboards covering programme, cost, risk and action items for leadership review

› Ensure compliance records, sign-off documents and handover packs are completed for each project

› Support the development of SOPs and templates as the platform builds its operational infrastructure

8. Stakeholder Management

› Act as the primary interface between acquisitions, finance, legal and operations on all live projects

› Manage relationships with lenders requiring project monitoring and drawdown reporting

› Represent the group at consultant team meetings, planning hearings and site meetings with neighbours, statutory bodies and professional advisers

› Operate with independence and authority — capable of taking ownership of decisions without needing to escalate every issue

CANDIDATE PROFILE

Essential Background

› Quantity Surveying qualification (SCSI / RICS) or strong construction commercial background with demonstrable QS-level capability

› Minimum 6–10 years' experience in construction, development or property operations

› Proven track record of managing residential refurbishment, conversion or multi-unit schemes from feasibility through completion

› Experience managing external consultant teams and procurement processes

› Capable of preparing and interrogating build cost plans, development appraisals and variance reports independently

Experience & Exposure

› Background in smaller entrepreneurial or SME environments where flexibility, initiative and self-direction are required

› Exposure to structured governance environments — comfortable with systems, reporting disciplines and process adherence

› Familiarity with Irish planning regulations, SI 75, RIAI contracts and fire safety certification processes

› Experience working alongside or within a property investment platform (as opposed to purely a main contractor or consultancy)

› UK market exposure advantageous (HMO, permitted development, NHBC/building control)

Personal Qualities

› Confident and direct — capable of managing strong personalities including contractors, consultants and site teams

› Commercially sharp — understands that every decision has a cost implication and acts accordingly

› Owns their decisions — does not wait to be told; escalates only what genuinely requires leadership input

› Organised and delivery-focused — maintains clarity across multiple simultaneous projects without losing the detail

› Clear communicator — equally effective in written reports, consultant meetings and on-site conversations

› Operates with integrity — straightforward, consistent and trusted by internal teams and external partners alike

COMPENSATION

Salary expectations are benchmarked against the Irish market for a senior construction operations professional at this level

Building Futures operates on a Visionary / Integrator model. The founders provide strategic direction and deal flow; this hire provides operational execution and systems discipline. It is a genuine partnership role for the right person.

Pay: €75,000.00-€100,000.00 per year

Benefits:

• On-site gym
• On-site parking

Work Location: In person