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Building Environmental Performance Open Dialogue
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A strategic approach  
Management  
Timing  
Brief & governance  
LCC & service life  
Responsible construction  
Commissioning/handover  
Aftercare  
Sustainable buildings  
Health goals  
Thermal envelope  
Building geometry  
Lighting design  
Building services  
Low & Zero Carbon  
Hybrid concepts  
Feasibility and weights  
Information management  
Energy calculations  
Sustainable Urban Design  
Actual cases  




Hybrid design solutions






       Timing

Management of sustainable practices at the right time
The sustainability issue ‘timing’ focuses on acting at the appropriate time in relation to design, construction, commissioning, handover and aftercare for any new project.

Correct timing ensures robust sustainability objectives are set and implemented into the construction and operation of the building and that these objectives are viable and usually lead to low additional cost (if any), not only when considering the whole project’s life time, but even when only considering the initial design & construction stages.

The following table offers insight on the appropriate time-range for the design team (including the local community), planner, contractors, owners/occupiers and rest of the project team to act regarding particular building and community environmental performance issues. It ensures these are integrated effectively, low cost and with minimum implications and interruptions to a project's progress. The table also demonstrates when it is late and when too late for sustainability advice to be taken on within the design and construction phases. Furthermore, this table is a framework for all disciplines of construction projects and may be used as guidance for the preparation of detailed professional services and building contracts.

       







  SECTION : News

· Refurbishing buildings Oct20
· Heat metering Feb15
· Building energy modelling Nov13




Is nuclear viable?

Project Stages of Works & Feature Actions *

Environmental issue

Environmental feature

Strategic Definition/ establishing principals

Preparation & Brief (determining the layout regarding community)

Concept Design

Developed Design & Spatial Coordination (including details regarding community)

Technical Design

Manufacturing & Construction

Handover & Close Out

Monitoring & Hand over after Use




Management: Project brief, design and governance

Consultation Plan regarding community's needs, ideas & knowledge
Method of consultation
Who How When

Start

Late start

Too late

Too late

Too late

Too late

Too late

Too late

Consultation and engagement regarding community

Good practice to engage community members & stakeholders
Feedback returned
Demonstrable alterations to masterplan or justification of no go

Late start

Too late

Too late

Too late

Too late

Too late

Design review regarding community

Ensure masterplan is reviewed by community & key stakeholders, so it supports a vibrant, healthy, functional and inclusive development

A design review is undertaken by an independent and inter-disciplinary panel of built environment experts, to review development proposals and assess overall design quality including improvement suggestions

Too late

Too late

Too late

Too late

Too late

Community management of facilities

Support active involvement in developing, managing and/or owning selected facilities

Late involvement

Too late

Too late

Too late

Internal project delivery /Design team consultation

Prepare for meeting of project stakeholders to identify & define responsibility for each key phase

Conduct meetings

Agree on most effective approach

Deliver agreed meetings outcome

Too late

Too late

Too late

External stakeholder consultation

Prepare consultation exercise with all interested parties on matters covering the minimum required content

Conduct consultation

Acquire feedback

Acquire feedback

Too late

Too late

Too late

Sustainability Advisory Professional (design & monitoring progress)

Appointment and Pre-assessment workshop to define strategy for required sustainability outcome

Agree targets

AP to monitor progress
Agree targets last chance at higher cost and risk failing achieving them

AP on board to monitor progress

Too late

Too late

Too late

Management: Sustainable buildings

Increase sustainability of buildings within a development

Management:
Life cycle cost & Service life Planning

Life Cycle Cost

Undertake Elemental Life Cycle Cost analysis

Late start

Undertake Component Level Life Cycle Cost Plan

Too late

Too late

Too late

Capital Cost Reporting

Initiate cost reporting

Cost reporting

Cost reporting

Cost reporting

Cost reporting




Management:
Responsible construction practices

Environmental management

Include in spec contractor to operate an EMS

Late inclusion

Implementation of EMS

Too late

Too late

Considerate construction

Include in spec contractor to implement considerate construction practices

Late inclusion

Implementation of practices

Too late

Too late

Sustainability consultant

Appoint consultant to monitor progress through the construction phase and guide construction team

Very late appointment

Too late

Too late

Monitoring of construction site impacts

Assign responsibility to individual for monitoring site & transport energy consumption, water usage, waste

Late assignment

Very late assignment

Too late

Too late

Management:
Commissioning & Handover

Design & Preparation Commissioning & testing

Appointment of Commissioning Monitor & Specialist Commissioning Manager(s)

Late appointment

Very late appointment

Very late start

Too late

Handover

Prepare draft copy of a home user guide and a training schedule

Late start

Very late start

Discuss draft guide with building occupier and premises manager

Too late

Management:
Aftercare

Aftercare support
Seasonal commissioning
Post Occupancy Evaluation

Commit team to provide operational infrastructure and resources for post occupancy performance info

Commit client /building occupier to carry out seasonal post construction commissioning, a POE and disseminate POE performance info

Commit client/ building occupier

Commit client/ building occupier

Commit client/ building occupier last chance

Conduct seasonal commissioning, POE, disseminate information on POE performance

Health:
Health impact assessment
Focused on communities

Data driven tool that evaluates quality of environment, education, housing, transportation, community cohesion, economics, public realm and health in communities

Community reps i.e. residents /community- based organisations to hold meeting during scoping stage

Conclude on recommendations considering community stakeholders

Communication and dissemination of HIA findings to influence design

Integration of recommendations
Within the design

Implementation of design

Impact evaluation confirming implementation of HIA recommendations
Outcome evaluation concluding on if the selected health impacts were enhanced and health risks minimized

Monitoring & evaluation via a one year later assessment on how the HIA influenced planning and decision making plus how health benefits were maximized and health risks minimised

Health:
Visual comfort

Daylighting
Artificial lighting & occupant control

Start

Start

Late start

Late start

Very late start

Too late

Too late

Health:
Indoor Air Quality (Plan)

Minimize air pollution sources

Start

Late start

Production of sustainable IAQ plan

Implementation of IAQ plan

Post completion / pre occupancy total formaldehyde and volatile organic compounds testing

Too late

Natural ventilation potential

Start

Start

Late start

Production of sustainable IAQ plan

Implementation of IAQ plan

Too late

Too late

Health: Safe containment in laboratories

Devices & areas

Start

Late start

Late start

Very late start

Too late

Too late

Health:
Thermal comfort

Comfort based on PMV & PPD
Adaptability to climate change
Zoning & controls

Start

Start

Late start

Late start

Very late start

Too late

Too late

Health:
Acoustic performance

External sources
Zoning
Treatment of different zones

Start

Appointment of suitably qualified acoustician

SQE to generate report

Report recommendations integration to design

Pre completion testing

Amendments and retesting if applicable

Too late

Health:
Security of Site & Building

Safe access
Inclusive & accessible design

Initiate discussion with Suitably Qualified Security Specialist (SQSS)

Develop Security Needs Assessment / set of recommendations

Develop Security Needs Assessment / set of recommendations

Provide an update demonstrating how recommendations or solutions have been implemented (where practical & cost effective )

Provide an update demonstrating how recommendations or solutions have been implemented (where practical & cost effective )

Too late

Too late

Health:
Hazards

Natural hazards on buildings i.e. floods, natural disasters of geological / meteorological origin, wildfires

Start

Risk assessment

Risk assessment

Mitigation measures identified

Mitigation measures integrated in design

Very late start

Too late

Too late

Health:
Private space

External space for privacy and sense of wellbeing

Start

Start

Late start

Late start

Very late start

Too late

Too late

Health:
Water quality

Clean-fresh sources of water with minimum risk of contamination in building services

Start

Late start

Very late start

Too late

Too late

Social & economic wellbeing: Economic impact

Ensure attraction of inward investment, new jobs, enhancement of existing local economic activity

Start

Late start

Too late

Too late

Too late

Too late

Too late

Too late

Social & economic wellbeing: Demographic needs & priorities

Provision of housing, services, facilities and amenities based upon local demographic trends & priorities

Start

Late start

Too late

Too late

Too late

Too late

Too late

Too late

Social & economic wellbeing: Flood risk assessment

Measures to reduce flooding to the development and surrounding areas

Start

Late start

Too late

Too late

Too late

Too late

Too late

Too late

Social & economic wellbeing: Noise pollution

Mitigation of noise sources
Protect sensitive areas from sources associated to the development

Start

Late start

Too late

Too late

Too late

Too late

Too late

Too late

Social & economic wellbeing: Housing provision

in line with local area needs regarding different types and tenures
Support displaced locals & ensure residences meet future local trends

Start

Late start

Too late

Too late

Too late

Too late

Too late

Social & economic wellbeing: Services, facilities & amenities

Delivery of services, facilities & amenities located close by & at safe walking distance

Start

Late start

Too late

Too late

Too late

Too late

Too late

Social & economic wellbeing: Comfortable & vibrant spaces

Spaces in the public realm for all resident types

Start

Late start

Too late

Too late

Too late

Too late

Too late

Social & economic wellbeing: Microclimate study

Implementation of microclimate study findings to optimise local outdoor conditions

Start

Late start

Too late

Too late

Too late

Too late

Too late

Social & economic wellbeing: Utilities

Easy access to site service and communications infrastructure

Start

Late start

Too late

Too late

Too late

Too late

Too late

Social & economic wellbeing: Adapting to climate change

Risk management-reduction

Start

Late start

Too late

Too late

Too late

Too late

Too late

Social & economic wellbeing: Urban green infrastructure

Urban green infrastructure for all

Start

Late start

Too late

Too late

Too late

Too late

Too late

Social & economic wellbeing: Local parking

Local parking appropriate for expected users-integrated into the development

Start

Late start

Too late

Too late

Too late

Too late

Too late

Social & economic wellbeing: Local vernacular

Relate to the local character

Start

Late start

Too late

Too late

Too late

Social & economic wellbeing: Inclusive design

Inclusive design via enhancing accessibility for residents

Start

Late start

Too late

Too late

Too late

Social & economic wellbeing: Training and skills

Opportunities for training and skill enhancement

Start

Late start

Too late

Too late

Too late

Energy:
Energy strategy regarding community

Minimize operational energy demand, consumption and carbon emissions

Start

Late start

Too late

Too late

Too late

Too late

Too late

Too late

Energy: Existing buildings and infrastructure

Assess embodied carbon and reuse existing buildings & infrastructure

Start

Late start

Too late

Too late

Too late

Too late

Too late

Too late

Energy: Reduction of Energy Use & Carbon Emissions

Prediction of operational energy consumption

Start

Preliminary design workshop regarding operational energy performance

Energy modeling to predict operational energy consumption

Integration of energy saving measures within the design

Too late to start

Too late to start

Energy modeling to predict operational energy consumption

Energy:
Fabric performance

Passive Design

Start

Undertake Passive Design Analysis

Late start for Undertaking Passive Design Analysis

Very late start

Too late

Too late

Too late


Envelope commissioning

Start

Façade engineer for defining envelope performance metrics i.e. materials, components, assemblies, systems

Late start for façade engineer

Very late start for façade engineer

Too late

Too late

Too late

Energy: External lighting

High efficiency and automatic controls

Start

Late start

Late start

Very late start

Too late

Too late

Energy: Low & Zero Carbon Technologies

Feasibility

Start

Undertake Low & Zero Carbon Technologies
Feasibility study

Integrate viable technology in the design

Integrate viable technology in the design

Integrate viable technology in the design

Too late

Too late

Energy:
Energy monitoring

Sub-metering

Start

Late Start

Late Start

Very late start

Too late

Too late

Energy:
Energy efficient cold storage

Design, installation, commissioning

Strategy for design & installation

Implement strategy

Implement strategy

Implement strategy

Too late

Too late

Energy: Efficient transportation systems

Lifts & escalators

Start

Start

Late start

Late start

Very late start

Too late

Too late

Energy:
Energy efficient laboratory systems

Design specification

Client engagement

Start

Start

Late start

Very late start

Too late

Too late

Energy:
Energy efficient equipment

Office equipment, supplementary domestic heating, domestic appliances, refrigeration equipment

Start

Start

Late start

Very late start

Too late

Too late

Energy:
Drying space

Adequate internal or external space with posts and footings/ fixings

Start

Start

Late start

Late start

Very late start

Too late

Too late


Transport:
Alternative transport modes

Cycling network

Consult local authority

Late start

Very late start

Very late start

Too late

Too late

Too late

Local bus service provision

Start

Late start

Very late start

Very late start

Too late

Too late

Too late

Electric recharging stations

Start

Start

Late start

Very late start

Too late

Too late

Too late

Car sharing

Start

Start

Very late start

Too late

Too late

Too late

Cyclist facilities

Start

Start

Start

Very late start

Too late

Too late

Too late

Transport:
Max car parking

Capacity minimized after considering a development's accessibility to the public transport network

Start

Start

Late start

Very late start

Too late

Too late

Too late

Transport:
Transport Assessment & Travel Plan

Start Generation of site specific transport assessment and draft travel plan

Continue with generation of site specific transport assessment and draft travel plan

Integrate travel plan within the design

Late integration of travel plan within the design

Too late

Too late

Energy monitoring

Transport:
Safe and appealing streets regarding community

Spaces encouraging interaction and positive sense of place

Start

Late start

Very late start

Too late

Too late

Too late

Too late

Too late


Transport:
Safe and appealing streets regarding community

Spaces encouraging interaction and positive sense of place

Start

Late start

Very late start

Too late

Too late

Too late

Too late

Too late

Transport:
Cycling network regarding community

Promote cycling as a leisure activity and alternative to vehicles providing a safe and efficient cycle network

Start

Late start

Very late start

Too late

Too late

Too late

Too late

Too late

Transport:
Access to public transport

Select locations with available, frequent and convenient public transport
Linksto fixed public transport nodes(train, bus, tram or tube) and local centers

Start

Late start

Very late start

Too late

Too late

Too late

Too late

Too late

Transport:
Cycling facilities regarding community

Adequate provision of facilities and storage after consultation between local authority, developer & community reps

Start

Late start

Very late start

Too late

Too late

Transport:
Public transport facilities regarding community

Safe and comfortable facilities after implementing recommendations from consultation of local authority, developer, community reps & public transport providers

Start

Late start

Very late start

Too late

Too late

Transport:
Home Office

Adequate space and services to work from home

Start

Start

Late start

Late start

Very late start

Too late

Too late

Water:
Water strategy

Minimise demand via efficiency and supply-side options

Start

Late start

Very late start

Too late

Too late

Too late

Too late

Too late

Water:
Water consumption regarding community

Reduction via provision of efficient sanitary fittings, rainwater collection and water recycling systems

Start

Late start

Very late start

Too late

Too late

Too late

Water:
Water monitoring

Water meters to encourage water management and monitoring to reduce impacts of inefficiencies and leakage

Start

Late start

Very late start

Too late

Too late

Water:
Water leak detection

Systems that detect major leaks
Flow control devices to WCs
Isolation valves

Start

Semi late start

Very late start

Too late

Too late

Water:
Water efficient equipment

Systems or processes that reduce water demand

Start

Late start

Very late start

Too late

Too late

Materials:
Environmental Impacts from Construction Products – Building Life Cycle Assessment (LCA)

Superstructure, Substructure and hard landscaping building Life Cycle Assessment (LCA

Start

Comparison with Sustainability benchmarks Life Cycle Assessment (LCA) AND Option appraisal LCA

Late start

Comparison with Sustainability benchmarks Life Cycle Assessment (LCA) AND Option appraisal LCA

Too late

Too late

Too late

Materials:
Responsible Sourcing of Construction Material

Enabling Sustainable Procurement

Prepare sustainable procurement plan

Sustainable Procurement Plan to be in place early in this stage

Late procurement plan

Implementation of procurement plan recommendations

Very late Implementation of procurement plan recommendations

Too late

Too late

Materials:
Designing for durability & resilience

Protection of exposed elements of the building and landscape

Start

Late start

Very late start

Too late

Too late

Too late

Materials:
Materials Efficiency

Minimise environmental impact of use and waste

Set requirements that inform decisions

Prepare strategies to implement or action the efficiency requirements

Design proposals based on experience from the concept design

Design proposals based on learning from the concept design

Implement material efficiency measures in construction

Too late

Too late

Waste:
Construction Waste Management

Pre-Demolition Audit

Start pre-demolition audit of any existing buildings, structures or hard surfaces

Complete audit

Late start

Late start

Very late start

Too late

Too late

Waste:
Recycled aggregates

Recognize and encourage use of

Start

Late start

Very late start

Too late

Too late

Too late

Waste:
Operational waste

Recognize and encourage provision of dedicated storage

Start

Late start

Very late start

Too late

Too late

Too late

Waste:
Speculative floor & ceiling finishes regarding waste

Fittings & finishes to be decided by the occupant

Start

Late start

Very late start

Too late

Too late

Waste:
Adaptation to Climate Change regarding waste

Resilience of structure, fabric, building services and renewables installation

Climate change adaptation strategy appraisal

Climate change adaptation strategy appraisal

Update appraisal demonstrating how are recommendations implemented where practical and cost effective

Very late start

Too late

Too late

Too late

Waste:
Design for Disassembly & Adaptability regarding waste

Design for disassembly and functional adaptability - recommendations and implementation

A study to explore the ease of disassembly and the functional adaptation potential of different design scenario

Late start

Demonstrate that proposed measures have been adopted in the design and produce a building adaptability and disassembly guide

Very late start

Too late

Too late

Too late



Ecology:
Ecology strategy regarding community

Protect existing natural habitat
Minimise & mitigate impact plus measures to enhance biodiversity on site and the locality

Appointed ecologist undertakes an ecological impact assessment regarding valued ecological features and potential impact of the development

Ecologist to deliver an Ecology strategy regarding construction and operations phases

Ecologist to confirm development masterplan conforms with the ecology strategy

Ecology:
Ecological site selection

Previously occupied land

Late start

Late start

Very late start

Too late

Too late

Too late

Contaminated land

Late start

Late start

Late start

Very late start

Very late start

Very late start

Too late

Too late


Ecology:
Ecological site value & protection of relevant features

Value of site

Late start

Appointment of ecologist to undertake site survey and evaluation to influence site preparation works, layout & strategic planning decisions

Late appointment of ecologist to undertake site survey and evaluation to influence site preparation works, layout & strategic planning decisions

Too late

Too late

Too late

Protection of features

Start

Start

Late start

Late start

Too late

Too late

Too late

Ecology:
Ecological Change & Enhancement

Ecological Enhancement

Late start

Appointment of Ecologist and Ecology report

Ecology report based on project team input and collaboration with representative stakeholders and data collated from ecologist’s survey & evaluation

Integrate Ecologist recommendations within the design

Integrate Ecologist recommendations within the design

Too late

Too late

Ecology:
Long term impact on biodiversity

Minimise impact of the development on the site and the surrounding area's biodiversity

Start

Appointment of Ecologist and Ecology report

Ecology report based on project team input and collaboration with representative stakeholders and data collated from ecologist’s survey & evaluation

Integrate Ecologist recommendations within the design

Integrate Ecologist recommendations within the design

Too late

Too late

Ecology:
Landscape

Character of landscape is respected /enhanced via the installation of features
Design relevant to local environment
Maintenance commitments

Appointed ecologist undertakes an ecological impact assessment regarding valued ecological features and potential impact of the development

Ecologist to deliver an Ecology strategy regarding construction and operations phases

Ecologist to confirm development masterplan conforms with the ecology strategy

Appoint ecology supervisor to ensure full implementation
Prepare and commit to implementing landscape management and maintenance plan

Too late

Too late

Too late

Too late

Pollution:
Impacts of refrigerants

Reduce impact via specification and leak prevention or detection

Start

Start

Very late start

Too late

Too late

Too late

Pollution:
NOx emissions

Reduction arising from space and water heating systems

Start

Late start

Very late start

Too late

Too late

Too late

Pollution:
Surface water run off

Selection of sites with low flooding probability
Maintain surface water run-off levels
Watercourse pollution prevention

Start

Start

Late start

Very late start

Too late

Too late

Too late

Pollution:
Reduction of night time light pollution

Minimise unnecessary external lighting

Start

Late start

Very late start

Too late

Too late

Too late

Pollution:
Reduction of noise pollution

Reduce disturbance from fixed installations

Start

Start

Late start

Very late start

Too late

Too late

Too late



The importance of applying the above suggested timescale in any project is shown in the following graphs:

Image: BREEAM communities manual

As a project evolves through its various stages, opportunity to consider sustainability features drops, while cost implications increase.

In addition, the following graph presents typical stakeholder involvement required. This is compared to involvement required, when a certain standardized sustainability strategy is in place through the various project stages.

Image: BREEAM communities manual

The graph explains how much lesser time and effort overall it would require to conclude a project provided the whole team engages at the very early stages.

*Stages of work

The information below organizes the process of briefing, designing, constructing, maintaining, operating and using new developments into a number of key stages.

It also offers indications of key tasks likely to take place at each stage. Stages may often overlap and some iteration may occur between them on a real life project. Regardless of this they are used to define a series of outcomes that will occur in any project.

These stages form the basis of a construction process structure used in a sustainable design timeline and have been developed after drawing on information from existing plans of work e.g. UK Digital Plan of Work and RIBA Plan of Work and are used to guide international discussions around project management and Building Information Modeling (BIM).


Strategic Definition/establishing principals

The objective of this stage is to ensure that the investor is fully informed when making decisions around development needs and options before the project brief is finalized.

Critical activities in establishing basic needs and objectives for the project may include: site investigations, transport connections, initial considerations for assembling the project team, establishing a high-level project program and a strategic review of investor’s needs to optimize benefits and impacts.

Regarding communities:

Following site selection there is a process whereby the developer must show the suitability and need for specific types of development on the site as part of a planning application. Strategic plans for the wider area should indicate the housing, employment or services that are required. Τhe sustainability design is here to emphasize on opportunities to improve the project at site-wide level, such as community-scale energy generation, transport and amenity requirements.

This stage in the communities’ design evaluates the constraints and opportunities relating to sustainability and requires consideration of how the development will impact on the wider community. All of the related issues in this section contain mandatory features which underpin decisions regarding how the development is to be designed.

Furthermore, detailed surveys regarding flood risk, ecology, energy, transport and the local economy will be conducted and the surveys will result in strategies or commitments to be made by the developer.

Some initial evidence of preliminary plans and commitments is required at this stage.

Thus this stage’s main information to be gathered, conclusions and actions in short are the following:
  • Stage outcome
    • The best means of achieving client requirement identified
  • Core tasks
    • Prepare client requirements
    • Develop business case for feasible options including review of risks and budget
    • Ratify best option
    • Review feedback from older projects
    • Do site appraisals
    • No design team required but client advisers are useful for strategic advice and design thinking
  • Core statutory processes
    • Strategic appraisal of Planning considerations
  • Procurement route

Traditional Tender Appoint client team
Design & Build 1 Stage
Design & Build 2 Stage
Management Contract
Construction Management
Contractor-led

  • Information exchanges
    • Client requirements & business case

    Preparation & Brief
    (determining the layout regarding community)


    At this stage a project brief and program are prepared which set out overall requirements and targets. This includes quality objectives and project outcomes, sustainability requirements/aspirations and resources (i.e. project budgets, appointments and timing necessary to realize all these).

    Activities will determine the project brief and include: reviewing site information, developing feasibility studies, assembling the project team and the timeline for their appointment required to optimize outcomes, defining each party’s roles and responsibilities, preparing risk assessments and setting the handover points regarding information exchange between client and project team etc.

    Investor decisions made at this stage may create opportunities or barriers that impact on the ability to meet sustainability feature requirements at a later stage in the project by limiting design decisions. This applies to a significant number of issues in the construction timeline above.

    Regarding communities:

    Determining the layout of the development includes detailed requirements regarding occupants' movement around the site and locations of buildings and amenities.

    Following the observation of site-specific needs and opportunities, a design team will be ready to consider the proposed layout. This involves detailed surveys regarding flood risk, ecology, energy, transport, demographics and the local economy.

    The local community and key stakeholders engage further influencing design as various options are produced by the design team. Project stakeholders, statutory consultees, the planning authority and the local community will be involved in appraising and refining options.

    The design team will be testing options for:

    Biodiversity, habitat protection, enhancement pedestrian, cyclist and vehicular movement, public transport street and building layout, use and orientation, housing type, provision and location utilities and other infrastructure provision, public realm and green infrastructure.

    Thus this stage’s main information to be gathered, conclusions and actions in short are the following:
  • Stage outcome
    • Brief approved by client confirmed possible to be implemented
  • Core tasks
    • Prepare brief, outcomes, quality aspirations, spatial requirements
    • Undertake feasibility studies
    • Agree budget
    • Source site information including site surveys
    • Prepare project program
    • Prepare execution plan
    • No design team required but client advisers are useful for strategic advice and design thinking
  • Core statutory processes
    • Source pre-application planning advice
    • Collate health and safety pre-construction information
  • Procurement route

Traditional Tender Appoint design team
Design & Build 1 Stage
Design & Build 2 Stage
Management Contract
Construction Management
Contractor-led

  • Information exchanges
    • Brief
    • Feasibility study
    • Site information
    • Project budget
    • Project program
    • Procurement strategy
    • Responsibility matrix
    • Information requirements

    Concept design

    The objective at this stage is to develop outline proposals including site and spatial planning, building form, structural and building services strategies, outline specifications, preliminary cost budgets including relevant project strategies which support or influence the design program and the ability to comply with sustainability feature requirements as the project progresses.

    Activities include: preparing the sustainability strategy, maintenance and operational strategy, handover strategies, carrying out risk assessments, reviewing the project program, considering construction logistics to ensure efficiency, developing health and safety strategy, undertaking any third party consultations as required and any research and development aspects.

    Thus this stage’s main information to be gathered, conclusions and actions in short are the following:
  • Stage outcome
    • Architectural concept approved by client, aligned to the brief
    • The brief remains live, derogated in accordance with the architectural concept
  • Core tasks
    • Prepare architectural concept including strategic engineering requirements aligned to cost plan, project strategy, outline spec
    • Agree project brief derogations
    • Review design with client & stakeholders
    • Prepare stage design program
  • Core statutory processes
    • Obtain pre-application planning advice
    • Agree route to regulations compliance
    • Submit outline planning application
  • Procurement route

Traditional Tender
Design & Build 1 Stage
Design & Build 2 StageEmployer requirements
Management Contract
Construction Management
Appoint client team
Contractor-ledEmployer requirements

  • Information exchanges
    • Project brief derogations
    • Signed off stage report
    • Project strategies
    • Outline specs
    • Cost plan

    Developed design & Spatial Coordination
    (including details regarding community)

    Planning applications are usually submitted

    At this stage the detailed design proposals are developed and include built form, layout, constructional and structural design, building services systems, specifications and cost information based on the concept design and project strategies.

    Activities include: reviewing and updating the sustainability strategy, maintenance and operational strategy, handover strategies, risk assessments, construction logistics and health and safety strategies, undertaking any third party consultations as required and concluding any research and development aspects in accordance with the design program.

    Regarding communities:

    Designing the details involves design and specification of landscaping, sustainable drainage solutions, transport facilities and the more detailed design of the built environment (excluding detailed building design).

    Evidence from previous engagement activities and site-wide strategies will inform more detailed plans and designs. The local community and other stakeholders continue to be involved in influencing design options as the master plan progresses into greater levels of detail.

    In this stage the design team will be designing and testing options for:

    Landscaping construction, materials management and long-term stewardship of facilities and services, building design, inclusive design, resource efficiency during and after construction.

    Thus this stage’s main information to be gathered, conclusions and actions in short are the following:
  • Stage outcome
    • Architectural and engineering info spatially coordinated
  • Core tasks
    • Undertake Design Studies, Engineering Analysis and Cost Exercises to test Architectural Concept resulting in Spatially Coordinated design aligned to updated Cost Plan, Project Strategies and Outline Specification
    • Initiate Change Control Procedures
    • Prepare stage Design Program
  • Core statutory processes
    • Review design against Building Regulations
    • Prepare and submit Planning Application
  • Procurement route

Traditional Tender
Design & Build 1 Stage
Design & Build 2 StagePre contract services agreement
Management Contract
Construction Management
Contractor-ledPreferred bidder

  • Information exchanges
    • Signed off Stage Report
    • Project Strategies
    • Updated Outline
    • Specification
    • Updated Cost plan
    • Planning Application
Technical design

There may be overlap between this stage and the following.

The technical design and specification information is prepared, as required for tendering and construction activities. These will include all architectural, structural and building services details, specialist subcontractor design and specifications.

Activities include: reviewing and updating the sustainability strategy, maintenance and operational strategy, handover strategies and risk assessments, updating and/or refining roles and responsibilities of each party.

Thus this stage’s main information to be gathered, conclusions and actions in short are the following:
  • Stage outcome
    • All design information required to manufacture and construct the project completed
  • Core tasks
    • Develop architectural and engineering technical design
    • Prepare and coordinate design team Building Systems information
    • Prepare and integrate specialist subcontractor Building Systems information
    • Prepare stage Design Program
    • Specialist subcontractor designs prepared and reviewed
  • Core statutory processes
    • Submit Building Regulations Application
    • Discharge pre-commencement Planning Conditions
    • Prepare Construction Phase Plan
    • Submit forms regarding Health, Safety & Environment
  • Procurement route

Traditional TenderTender, appoint contractor
Design & Build 1 StageEmployer requirements, cost proposal, appoint contractor
Design & Build 2 Stagecost proposal, appoint contractor
Management Contract
Contractor-ledcost proposal, appoint contractor

  • Information exchanges
    • Manufacturing Information
    • Construction Information
    • Final Specifications
    • Residual Project Strategies
    • Building Regulations
    • Application
Manufacturing & Construction

This stage commences with the contractor taking possession of site and ends at practical completion.

At this stage the development is constructed in accordance with the developed and technical design stage outputs and associated site works including any offsite manufacturing in accordance with the construction program.

Activities include: reviewing and updating the sustainability strategy, construction logistics and health and safety strategies; procurement of construction materials and services; installation and commissioning of fabric and services, monitoring of construction activities and progress; implementing the handover strategy; administration of building contract including regular site inspections, training, feedback mechanisms, site support and skills.

Thus this stage’s main information to be gathered, conclusions and actions in short are the following:
  • Stage outcome
    • Manufacturing, Construction and Commissioning completion
  • Core tasks
    • Finalize Site Logistics
    • Manufacture Building Systems and construct building
    • Monitor progress against Construction Program
    • Inspect Construction Quality
    • Resolve Site Queries
    • Undertake Commissioning of building
    • Prepare Building Manual
  • Core statutory processes
    • Carry out Construction Phase Plan
    • Comply with Planning Conditions related to construction
  • Procurement route
    • -
  • Information exchanges
    • Building handed over, Aftercare initiated and Building Contract concluded
    • Building Manual including Health and Safety File and Fire Safety Information
    • Practical Completion certificate including Defects List Asset Information
Hand over and close out

Stage commences with handover of the development to the client and concludes end of the defects and liability period.

The objective here is to handover the building to the future owners/occupiers in a manner that maximizes the opportunities for realizing the sustainability related design objectives during the buildings operation.

Activities include: ongoing commissioning of building services and systems (including seasonal commissioning), provision of information and knowledge to owner/occupiers; collecting feedback from project team and end-user.

Thus this stage’s main information to be gathered, conclusions and actions in short are the following:
  • Stage outcome
    • Building handed over, Aftercare initiated and Building Contract concluded
  • Core tasks
    • Hand over building in line with Plan for Use Strategy
    • Undertake review of Project Performance
    • Undertake seasonal Commissioning
    • Rectify defects
    • Complete initial Aftercare tasks including light touch
    • Post Occupancy Evaluation
  • Core statutory processes
    • Comply with Planning Conditions
    • Procurement route
    • -
  • Information exchanges
    • Feedback on Project Performance
    • Feedback from light touch
    • Post Occupancy Evaluation
Monitoring & Hand over after Use

Stage starts concurrently with previous stage and lasts for the life of the building.

This stage’s main information to be gathered, conclusions and actions in short are the following:
  • Stage outcome
    • Building used, operated and maintained efficiently
  • Core tasks
    • Implement Facilities Management and Asset Management
    • Undertake Post Occupancy Evaluation of building performance in use
    • Verify Project Outcomes including Sustainability
    • Rectify defects
    • Adaptation of a building (at the end of its useful life) triggers a new beginning
  • Core statutory processes
    • Comply with Planning Conditions
  • Procurement route

Traditional Tender Appoint facilities management and asset management teams and strategic advisers
Design & Build 1 Stage
Design & Build 2 Stage
Management Contract
Construction Management
Contractor-led

  • Information exchanges
    • Brief
    • Feedback from Post Occupancy Evaluation
    • Updated Building Manual including Health and Safety
    • File and Fire Safety Information

References

https://www.breeam.com/
https://www.architecture.com/
https://www.wellcertified.com/



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