Property Development Process: Complex And Adaptive Process

Introduction
This literature review is concerned with the conceptualisation of the property development process as a complex and adaptive process.
The development process is infinitely flexible and cannot be prescribed as each different circumstance has an altering effect, varying each case (Fisher & Collins, 1999). Although there is much objective knowledge about aspects of development, decisions are often based on subjective personal experience. The evolution and adaption of development and the development process depends upon structural forces that are not only economic and the actors who become involved but of the nature of the site as well (Fisher & Collins, 1999).
The property development process, being a function of plentiful inputs,

Gore and Nicholson (1991) and Healey (1991) have produced numerous models in an attempt to classify the different aspects and functions of the development process. Each model has been developed for a unique purpose or role in the process and can therefore not be categorised by a single label (Fisher & Collins, 1999).
On a broader level, neoclassical economists such as Jack Harvey (1996), and Marxists, David Harvey (1978; 1985), have analysed the property development process with the use of structural models, however structural models have been identified or can be termed one dimensional as these models do not explore and identify the specifics of the development (Fisher & Collins, 1999).
Cadman & Austin Crowe (1978) and Radcliffe (1978) describe an event-sequence model to analyse the property development process which too can be termed as one dimensional. However, according to Fisher & Collins (1999) these models can never be made generally applicable due to the variability of structural conditions, actors and sites (Fisher & Collins, 1999).
Ball (1983; 1986) identifies the socio-economic structure surrounding the development and the relationships between the actors within it, it is therefore indicative of a two dimensional

Structure has the ability to influence actors through media resources, rules, ideas and the site. A sites location and condition influences specific actors in the process. Actors pursue aims and adopt roles by taking decisions, concluding agreements and signing contacts. Actors are able to control events and physical change on site throughout the development process. The events and physical changes that occur feedback to the actors and structure which are able to evolve in response (Fisher & Collins,