Professional Documents
Culture Documents
Presentation Outline
Introduction
Innovation / Implementation
Types of Contract Procurement Why Choose Design and Build Procurement What are the Various Options Case Study to illustrate the suitability Question-and-Answer Session
Innovation Implementation
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Creativity ( C) is a function of three components by Tereasa Amabile z expertise (E) z Creative-thinking skills (CTS) CTS E z motivation (M) C z matching people with right projects and tasks z Always ask why, what if? M
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Making most of the Best by James Quinn z know what knowledge z know how skills z know why understanding z can why - motivation
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Generating ideas by Robert Cooper z creativity is the ability to develop new ideas z through stage-gate systems (stage 1 gate 1 stage n stage n - ? (i.e. screening process)
Bills of Quantities (Firm or Approx.) Lump sum (Drawing & Specification) Remeasurement Design and Build Management Contracting Construction Management
Disadvantages
Advantages
Generating Ideas : Why choose Design & Build? OR Develop & Construct?
Question 1: How to do get flexibility in design, quicker construction period but with certainty of product? D&B contracts Single Stage Tendering
e Design-and-Build Procurement e s Contractor responsible for design and construction s t Le Single-point responsibility
Client
z z z z
Designers Designers
Particular Conditions Employer s Requirements Employers Contractor s Proposals Contractors Contract Sum Analysis Schedule of Rates
Employers Requirements
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Ensure ER clearly set out quality benchmarks required As Contractor has fitness-for-purpose obligation, ERs must be clear on what the Employers purpose is
D&B Documentation
Response to ERs Presentation format as stipulated in ER Part of contract documents No provisional sums allowed unless called for in ERs
Contractors lump sum price Provides detailed analysis of offer Assists in valuation of Changes and checking payment applications Part of contract documents
Question 2: But even with D&B contracts, how can we get the right contractor for the job? Risk Management & Two Stage Tendering?
Design-and-Build Procurement
Which Option?
(1) Design and Build Form with design consultants engaged by Contractor or through novation of consultants (2) Design and Build Form but retention of Architect by Employer as Architectural QP and Employers Agent (3) D&B with Architectural design by Architect engaged by Employer and Structural and M&E design by Engineers engaged by Contractor
D&B Form
(including FULL novation of consultants)
Client
z z z z
Pros
Single point responsibility Contractor engaged professional architects and designers not only to design the works but also to act as appropriate Qualified Persons (QPs) for the works. Whole design process (statutory and non-statutory) carried out by D&B contractor => Contractor cannot argue that his design liability has been discharged by the involvement of another party
Cons
Employer appointed project manager to administer the Contract May not know history
Salient Features
(1) Contractor engaged structural and M&E consultants (including Employer- engaged structural and M&E consultants novated to D&B contractor) (2) Employer-engaged Architect is retained to act as the Architectural QP for the works and to act as the Employers Agent.
Organisation Structure
Client
z z z z
Employers Employers Agent Agent (Architectural (Architectural QP) QP) Quantity Quantity Surveyor Surveyor
QP QP (Structural) (Structural) QP QP (M&E (M&E Services) Services) Own Own Designer Designer
Pros
Employer appointed project manager is discharged from duty to act as Contract administrator.
Cons
Liability for Design in the Employers Requirements Employers Architect prepare the Employers Requirements (ER). - Contractor may rely on above fact to discharge or reduce their liability for the design of the works by arguing that they should not be liable for the adequacy or fitness of the design contained in the ER.
Employers Architects statutory submissions and supervisions - Contractor may argue that since the Employers Architect had made the necessary submissions (which would include checking the submission)=> this fact should discharge or reduce his liability for any inadequacy in the detailed design.
Cons (..continued)
Employers Architects Approval of the Contractors Detailed Design and Shop Drawings - Contractor may argue that such approval discharges or diminishes his responsibility and liability for the detailed design for the architectural works that have been approved by the Employers Architect.
Salient Features
(1) Architectural works are designed by the Client-appointed Architect whilst the Contractor is responsible for the design and construction for the structural and M&E works
Salient Features
(2) Lump sum tenders are invited based on the following: - Full detailed drawings for the architectural works - Employers requirements comprising the design brief and performance requirements for the contractor-designed portion (structural and M&E works).
Client
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Contractor Contractor
z z z z z z
Structural Structural Works Works Mechanical Mechanical and and Electrical Electrical Services Services
Architect Architect (Qualified (Qualified Person Person and and Contract Contract Administrator) Administrator) Structural Structural Engineer Engineer (Technical (Technical advisory advisory role) role) Services Services Engineer Engineer (Technical (Technical advisory advisory role) role) Quantity Quantity Surveyor Surveyor (Full (Full pre pre and and post post contract contract services) services)
Contractual Link
Functional Link
Client
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Contractor Contractor
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Architect Architect (Qualified (Qualified Person Person and and Contract Contract Administrator) Administrator) Quantity Quantity Surveyor Surveyor (Full (Full pre pre and and post post contract contract services) services)
Structural Structural Works Works Mechanical Mechanical and and Electrical Services Electrical Services
Contractual Link
Functional Link
Pros
Client has full control over architectural design. Contractor is responsible for co-ordination of all drawn and written information between and within the different disciplines and integration of his design with the design of the Works as a whole. Contractor assumes a fitness for purpose obligation where the choice of materials and workmanship and/or design is left to him.
Cons
As the SIA Form is a traditional delivery contract, it is unclear to what extent the draftsmen of the SIA Form intended it to be used as a form of D&B contract => If such form is to be used, modifications would be required in particular the Clause 3 of the SIA Contract Conditions.
GFA Retail area Residential areas Height Residential Unit Mix Configuration 3 Bedroom 4 Bedroom Garden Unit Penthouse Unit Major consultants list Concept Design Architect Local Architect Structural Engineer M&E Engineer Quantity Surveyor Lighting Consultant Acoustics Consultant Faade Consultant Building Consultant Water Feature Consultant Video Wall Consultant Retail Designer
125,726m2 38,240m2 (4 levels basement retail + 4 level retail podium) 87,486m2 218 AMSL
84 nos 84 nos 3 nos 4 nos 175 high end Residential units Benoy Ltd RSP Architects Planners & Engineers Pte Ltd Architects Planners & Engineers Pte Ltd Squire Mech Pte LTd Davis Langdon & Seah Singapore Pte Ltd LPA with Parsons Lighting Acviron Acoustics Consultants Pte Ltd Arup Consulting Engineers Integrated Building Consultants OASE Asia Pacific Pte Ltd Lightscape Technologies Benoy Ltd
The Project
1. Tight Time lines from conception to completion
1. 2. 3. Retail targeted to open in 1st quarter 2009. That means that Completion & TOP need to be obtained in December 2008 for tenant fit-out. Consideration for top-down construction with fast construction cycle time Possible need for construction innovation
The Project
3. Numerous Authority Approvals for the construction of the building e.g. LTA, MRTC, URA and BCA requirements.
1. 2. 3. No night working which involves noise generation Stringent scrutiny for approval by authorities due to existing infrastructure works (e.g. MRT box, lines, bus routes, HT cables etc) Neighbouring high-end residential blocks less than 100m.
4. Complication of Design
1. 2. 3. Tall tower over podium Podium over MRT box (need for transfer structure) Deep basement (safety and construction risks)
What choices ?
What if ?
Bills of Quantities (BQ) Traditional z Lump Sum (LS) Contracting z Design & Build (LS) + GMP Option
High possibility of time and cost escalations Long design development time = June 2008 deadline will not be met in all circumstances for commencement of Tenant Fit-out High time and cost risk to JV owners
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Design intent drawings has to be completed i.e. key plans, layouts, framing plans sections and elevations. No need for construction detailing at this stage (usually 1st two to three months from project commencement). Tender to include Performance Specification, Prime Cost Rates, Employers Requirements etc. Contractor to bring to completion and carry out design development and be solely responsible for the design in totality. (Single point responsibility) Combines the technical know-how and knowledge of the contractor and the ability to amalgamate design and construction
z z z
Single point responsibility Shorter construction period due to the condensing and overlapping of the contractors programme I.e. design development commences during piling and as the work proceeds. The risk for the deep basement excavation and building on top of the MRT box lies solely on the contractor as compared to the traditional approach whereby certain risk can be linked to the Employer (Employers consultants design) Quality can be met via the Employers Requirements, Schedule of Finishes, Prime Cost Rates, Provisional Sums etc Coordination responsibility lies with the Contractor. Better time and cost certainties.
in relation to Project?
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Services Design -and-Build Design-and-Build contracts cancelled Procurement Procurement Contractor Novated Consultants responsible for Civil and Structural Engineer design and M&E Engineer construction\
Client
Project Manager Architect
Quantity Surveyor
Single-point responsibility
Main Contractor
Domestic Sub-Contractors
Domestic Suppliers
Summary
Summary
How to merge two countries one system SHK & CapitaLands concerns Variation Process AIP System / meeting CPO at site apart from project office ICU Cost Report / Cost Plan / Cost Reporting Executive Cost Report Monthly cost Review Overbudget Vs Saving Benchmark JV approval in monthly DC meeting Sub-Contract Semi system as DSC
Also added
adopting the GMP Conditions whereby notwithstanding clauses 1(2), 1(4) and 12(2) of the Conditions of Contract or any other provisions of this agreement and the Contract, nothing whatsoever in the Design Development and/or Construction Detailing or the Contractors compliance with such Design Development and/or Construction Detailing shall constitute a variation under this Contract, or at law and/or shall result in any increase whatsoever of the Contract Sum or EOT for the completion of the Works, unless; the GMP shall have included the latest development in rules and regulation that are being discussed and/or contemplated y the Government of Singapore that is relevant and is in connection to the construction industry of Singapore but not yet enacted up to and until the submission of the Tender.
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the Architect issues an instruction which fundamentally and materially changes the overall floor plan area, building volume, function of an area and/or the level of quality of an area; or
GMP
Architects Instructions that materially change: Overall floor plan Building volume Function of an area Level of quality of an area
VivoCity (Design and Build with GMP) One George Street (Design and Build with GMP) Church Street (Design and Build) SIF Building (Design and Build with GMP) Condominium at Draycott (Lump Sum with GMP) Ang Mo Kio Town Centre Mall (Design and Build)
St Regis (JCT Form) City Square (JCT Form) City Lights (JCT Form) The Sail (JCT Form)
? s n o i t s e u Q y An
Thank You