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The Olympic site in Stratford is home not only to several major building projects and close to 8,000 workers, but also to 11 canteens. Unfortunately for David Higgins, however, the best establishment is already a distant memory. 鈥淣one of them could match the cafe at the tunnelling site, back in the earlier days,鈥� says the Olympic Delivery Authority鈥檚 chief executive, raising his voice above the din of breakfasting workers as he waits for his coffee. 鈥淭he contractor, Murphy鈥檚, breeds pigs in Ireland and was having the bacon sent over. Those were fantastic sandwiches.鈥�

Higgins鈥� knowledge of Stratford cuisine has come a long way since our last interview, back in August 2008, when we met in a rundown greasy spoon on Poplar High Street. And so has his grasp of how tough delivering the Olympics can be. In the intervening two years, Higgins has had to confront the deepest recession construction has suffered for decades. He has seen the property values of the assets he is building fall away, and has come under increasing scrutiny over the cost of the programme in an era when the UK has no extra money to give, even if it wanted to.

Somehow, Higgins has tackled these issues with just a 2% rise in costs from his pre-recession estimate. And the project remains on course for handover for test events this time next year. But as Higgins explains, it hasn鈥檛 exactly been easy - and the biggest challenges are yet to come.

A turbulent two years

When London won the right to host the Olympics, in July 2005, the construction industry was on the crest of a wave. By the time much of the work on site had got under way, it was drowning in recession, and serious questions were being voiced over the impact on the project.

In May 2008, our anticipated final cost was 拢7.1bn. Fast forward two years and there鈥檚 only 2% difference

Higgins is quick to point out that the timing hasn鈥檛 been all bad. 鈥淭he recession has in some ways helped us, as there鈥檚 less competition for resources,鈥� he says. 鈥淚f there鈥檚 a downturn in the construction industry - well, what a time to build. You can protect the skills, and it鈥檚 more competitive on pricing. It鈥檚 exactly what you should be doing.鈥�

That said, the recession has thrown up some major challenges. Perhaps the biggest fear was around financing. The media centre and the athletes鈥� village were both expected to include large elements of private finance, but the combination of a severe tightening of bank lending and a drop in the property market meant that the ODA had to make radical changes to its funding plans - keeping the village in public ownership and scaling back the media centre by 拢100m.

鈥淲e鈥檝e had to rethink from scratch, renegotiating contracts with partners,鈥� says Higgins, underlining the scale of the task. 鈥淏ut in May 2008, our anticipated final cost - our management鈥檚 best guess - was 拢7.1bn. Fast forward two years and there鈥檚 only 2% difference. We absorbed the credit crunch, which we鈥檙e really pleased about.鈥�

Another big concern was the potential impact of insolvencies within the ODA鈥檚 supply chain. Remarkably, Higgins says, there has only been 鈥渙ne very minor insolvency鈥� on the project - a steel supplier on some of the bridges. 鈥淲e worked with the equity owner of that company to make sure we got that steel out of the factory.鈥�

The fact that the project has escaped largely unscathed is down to the measures put in place by the ODA. 鈥淲e made sure we didn鈥檛 have too big an exposure to any organisation, did our credit checks on our supply chain, watched our cashflow payments,鈥� says Higgins. The other big decision was to accelerate payments to within 18 days.

With so many potential turning points, is there anything, with the benefit of hindsight, Higgins would have done differently? 鈥淚n all things, the most important thing is to get 80% of the decisions right,鈥� says Higgins, smiling. It鈥檚 a mantra he has used before.

He pauses. 鈥淭here are many small decisions that you could always do again, but there鈥檚 none of the big decisions that I鈥檇 change.鈥�

He adds that, even if the economic cycle had been reversed and the project begun in a recession, he does not think it could have been delivered for less. 鈥淚n the end, if contractors bid too cheaply, they make it up some other way. They find variations, they trigger disputes.鈥� He says that it鈥檚 right contractors should make a profit on the project. 鈥淚t鈥檚 not about screwing the industry and destroying it. It鈥檚 about having an industry that鈥檚 very efficient,鈥� he says. 鈥淲e鈥檝e incentivised everyone to save us money.鈥�

Biggest challenges yet to come

As Higgins talks, the view framing him through the canteen鈥檚 window is dominated by the imposing structure of the stadium as it, along with other venues such as the aquatics centre, nears completion. But Higgins waves away talk that the project鈥檚 biggest hurdles have been overcome.

鈥淭his year, to April 2011, is the big make or break year,鈥� he insists. The ODA has 拢1.7bn to spend during the period, substantially more than the previous year. 鈥淓veryone鈥檚 thinking we鈥檙e over the hump, we only have a third to go. But my greatest concern is complacency.鈥�

One fresh challenge Higgins faces is the increased pressure on public finances created by the national debt. The ODA has been asked to save 拢27m, but Higgins insists this is 鈥渘ot a big issue鈥�. He says: 鈥淚t鈥檚 much more a case now of how efficiently we do things, rather than what we do.鈥�

The ODA will disclose the detail of its savings in three months鈥� time, but Higgins says there have been 鈥渓ittle savings on a wide range of projects鈥�. The anticipated final cost is now 拢7.265bn, although this could rise if the government alters the scope of its work. 鈥淭hey鈥檙e talking about us doing some work on park operations after we鈥檝e finished the park in 2011. That could take us to 拢7.4bn, but we don鈥檛 see it going above that.鈥�

The other major target, of course, is the handover of the park and main venues at the end of July next year. Higgins鈥� confidence over hitting the date is unwavering. He also stresses that complete means complete. 鈥淲hat I鈥檓 not going to do is have people coming in here in five or six years鈥� time trying to settle claims, or understand why agreements with landowners or authorities weren鈥檛 sorted out. Finish means everything.鈥�

To help avoid such nasty surprises, the ODA is already working to finalise its accounts with its supply chain. 鈥淲e鈥檝e already closed up around 拢600m of contracts completely,鈥� Higgins says. 鈥淲ell before the Games, we will have closed out the vast majority of all our accounts, which is the test. Because we all know what happens historically: you only get the nasty bill a couple of years later when everyone sweeps up all the final variations. That鈥檚 not going to happen here.鈥�

After the party鈥檚 over

Higgins has by now finished his coffee, and as we step outside into the park he pauses to look across the Olympic skyline. 鈥淚 don鈥檛 think you鈥檒l ever see a big city regeneration like this in the UK again,鈥� he says poignantly. 鈥淚t鈥檚 unique, because the Olympics is a once in a generation thing.鈥�

He believes the work so far has laid the foundations for that regeneration to be a success, and that the site鈥檚 flexibility is what will ensure the longevity of its regeneration. 鈥淭he biggest thing we did here was not try to pre-empt the market - not building things in to the park that cause future generations of developers to say: 鈥橶hy did those idiots put that massive building or bridge or canal there? That鈥檚 just restricting us鈥�.鈥�

But in a stark warning to those who will have a hand in determining the use of the site after the Games, he says: 鈥淔or God鈥檚 sake don鈥檛 panic. Don鈥檛 rush off and try and flog all the land in a hurry. This is a 20- to 30-year project. It鈥檚 the expansion capacity that this city needs. Don鈥檛 waste it.鈥�

Higgins is realistic about the impact the project will have on the Games itself: as long as the venues are functioning, the stars will always be the athletes. But he hopes that once the Olympic flame has been passed on, the legacy of the park will be what stands out. 鈥淟onger term, what I鈥檇 like people to feel is that this has become part of the city again.鈥� He pauses. 鈥淚 hope, and I think, that this has been rebuilt as a heart of the city. And that the rest of London and the rest of the UK think it鈥檚 something of theirs.鈥�