Professional Documents
Culture Documents
TECBAR Review
Issue Spring 2013
2 Informa Law
Issue Spring 2013 TECBAR
managers and risk managers, the boundaries and remit of to guarantee that a JCT contract was in place with
these roles now appear blurred. the contractors.
As regards project management, a now common role, Previous cases have provided stark reminder of the
it was noted in the judgment “it may be impossible, importance of “more haste less speed”. One of the first
in any event, to define with precision the expression judgments from the Supreme Court, RTS Flexible Systems
‘project manager’ (Para 76). The starting point is, of Ltd v Molkerei Alois Müller Gmbh & Co KG [2010] UKSC 38,
course, the terms of the appointment. There are however, declared that the moral of the story was “to agree first
two principal themes that may be drawn out from the and to start work later”. Similarly the substance of the
case law. judgment in the present case was no less clear with the
First and foremost, the project manager’s role is that message that an executed formal written contract was
of a guardian of his client’s interests. Although this may of central importance: (at para 97).
appear clear on its face, the true meaning of the obligation “In the performance of TTPM’s role as ‘co-ordinator
depends, amongst other things, on the circumstances and guardian of the client’s interests’, efforts to
and objectives of the client. Clearly, this is something of finalise the contractual arrangements were of
a dynamic obligation. Construction works do not always central importance. The execution of a contract
go to plan. As such, the best interests of the client may is to be seen not as a mere aspiration but rather
shift, requiring continuous review by the project manager as fundamental. It is the contract that defines
to identify the most advantageous course of action for the rights, duties and remedies of the parties and
the client. that regulates their relationships. Standard-form
Secondly, the role of project manager is not one of contracts, such as the JCT contracts, are precise,
part time consultant, dipping in and out of the project detailed and structured documents; their elaborate
as he sees fit. The role of project manager is one of nature reflects the complexities of the projects to
co-ordinator, as well as guardian, of his client’s interests which they relate and attempts to address the
(see Royal Brompton v Hammond (No. 9) [2002] EWHC many and varied problems that can arise both
2037) giving him a unique, and potentially onerous, during the execution of the works and afterwards.
overseeing role. As with any professional, knowledge By contrast, letters of intent such as those used in
of his limitations is essential. By way of example, if the present case are contracts of a skeletal nature;
a project manager is not able to give advice on the they pave the way for the formal contract, once
adequacy of an insurance arrangement proposed by a executed, to apply retrospectively to the works
contractor, he may either advise the client that advice they have covered, but they expressly negative
from a lawyer or broker is necessary (see Pozzolanic the application of most of the provisions of the
Lytag v Bryan Hobson Associates [1998] EWHC 285) or formal contract until it has been executed. They do
he may wish to procure that advice himself for the not protect, and are not intended to protect, the
benefit of his client. In the example of the insurance employer’s interests in the same manner as would
arrangement, the project manager may not simply the formal contract; that is why their ‘classic’ use
pass on details of the proposed arrangement without is for restricted purposes.”
comment or warning. He must act as a co-ordinator and
guardian of the client’s interests rather than a simple Clearly, the judiciary are not attempting to coerce
“post box” merely passing information back and forth construction professionals into a position whereby
between the parties. work can never commence without a properly concluded
contract and letters of intent become obsolete.
In the present case, the Trust advanced three particular Conversely, a consistent message does appear that
allegations of negligence against Turner & Townsend: the parties need to turn their mind to formal written
a. failing to advise the Trust of the limited protection contracts at an early stage of works, if they cannot be
afforded by letters of intent; agreed beforehand.
b. failing to advise the Trust of the increasing risk that However, as was submitted by counsel on behalf of
the repeated issue of letters of intent would make it Turner & Townsend, it was not incumbent on the project
less likely that the contractor would execute the JCT manager to “play the dangerous game” of issuing an
contract; and ultimatum to the contractor: refuse to issue a letter of
intent and risk the contractor walking off site. In fact, the
c. failing to take or to advise the Trust to take action in
Judge found that the contractor would have signed a JCT
procuring the execution of the JCT contract.
contract with particular terms, but the proposition that a
It was not, for obvious reasons, advanced that Turner & project manager could not bring matters to a head was
Townsend were under any kind of absolute obligation rejected for a number of reasons.
Informa Law 3
TECBAR Issue Spring 2013
First, that proposition appears to support a position c. that the signed contract would materially have
that a project manager can avoid confrontation and wait improved the Trust’s position as against the contractor;
for the contractor to take the initiative. Just as a project and
manager is not able to act as a postbox, equally a project
d. that the Trust would have availed itself of its improved
manager may not simply wait for the contractor or
position.
someone else take the initiative. Secondly, as a finding
of fact, the contractor had, as part of the discussions (Para 134 of the judgment)
to obtain further letters of intent, threatened to walk Following this, the process of quantification of damages
off site. In the event, the contractor did not walk off will require both (a) a valuation of the benefit that the
site and had, for a few months of work, undertaken Trust would have obtained if it had a contract and (b) an
work on site without the comfort of a letter of intent. assessment of the size of the chance that the contractor
Seemingly the judge was implying that as a matter of would have signed the contract.
commercial reality the contractor’s threats to walk off
site were empty ones. Thirdly, given the importance Looking at the terms of the contract that it was found
for the employer, there comes a time when the project there was a substantial chance the contractor would
manager must make it clear that no further letters of have signed, it was found that the liquidated damages
intent will be issued and the “statement that no further provisions would have been £50,000 per week. This
letters of intent would be issued would be coupled with figure was calculated by reference to the weekly cost
formal identification of all outstanding matters and of providing alternative accommodation for the students
urgent and concentrated efforts, within the constraint in hotels and guest houses. It was possible that such
of time, to address the matter.” alternative accommodation would have been provided,
although the Trust’s intention had been instead to house
One of the reasons that Turner & Townsend did not push the students in the older accommodation at the college.
for a formal written contract as vehemently as it might The Trust had adopted its method of calculation as a
have done otherwise is based on a misunderstanding convenient, though artificial, way of taking into account
that the Trust’s position was protected without a the real risk that it would suffer significant damages
formal contract. During the course of the works Turner under an altogether different head which was difficult to
& Townsend were acting under the misapprehension quantify, namely the deleterious impact on recruitment
that the series of letters of intent entitled the Trust to of girls as students at the College. The calculation of
liquidated damages in the event of delayed completion. liquidated damages was intended to make some realistic
It was found that the letters of intent did not in fact allowance for both these heads of loss – alternative
have that effect and, further, that Turner & Townsend accommodation costs and loss of recruitment – but was
should have obtained or instructed the Trust to obtain presented solely in terms of the former head because of
the appropriate legal advice in respect of the contractual the difficulty both of calculating the latter head and of
position. What Turner & Townsend could not do “was presenting it intelligibly to a contractor (see para 178 of
proceed on the basis of a particular legal understanding the judgment).
and then say that it was no lawyer and could not be
expected to bring a lawyer’s understanding to bear” (see The classic test of whether liquidated damages
paragraph 11 of the judgment). constitute a penalty are set out in Lord Dunedin’s
propositions in Dunlop Pneumatic Tyre Company v New
Upon a finding of breach on the part of Turner & Garage and Motor Co [1914] UKHL 1. Most reformulations
Townsend, in particular a failure to provide appropriate of these propositions, the most recent of which is Buxton
advice, the questions of causation and quantum followed LJ in Murray v Lesiureplay plc [2005] EWCA Civ 963 state
the loss of a chance principles stated in Allied Maples that there are two alternatives, and two alternatives
Group Ltd v Simmons & Simmons [1995] EWCA Civ 17. The alone. The term is either a deterrent penalty or a genuine
correct approach was for the Trust to prove on the balance pre-estimate of loss.
of probabilities:
There is however a decision which would, at least on
a. that, if it had received appropriate advice, it would one reading, appear to provide for a third way. In Azimut-
have acted in accordance with that advice; Benetti v Healey [2010] EWHC 2234, the court considered
b. that, if it had done so, there would have been liquidated damages provisions in the context of a contract
a real or substantial chance, as opposed to a for the delivery of a 60 metre yacht. Blair J appeared to
speculative chance, that the contractor would be willing to go further than previous cases and look at
have signed the contract including the liquidated “commercial purpose” of a clause (para 21):
damages provision. Notably, it was not incumbent “On the other hand, (as the claimant points out) this
of the Trust to prove that the contractor would have does not imply that if the comparison between the
signed the contract; amount payable on breach and the loss that might
4 Informa Law
Issue Spring 2013 TECBAR
be sustained on breach discloses a discrepancy, it “It is important to note that the two alternatives,
follows that the clause is a penalty. A particular a deterrent penalty; or a genuine pre-estimate of
clause might be commercially justifiable provided loss; are indeed alternatives, with no middle ground
that its dominant purpose was not to deter the between them.”
other party from breach (see Cine Bes Filmcilik VE
Finally, the court considered whether Turner &
Yapimcilik v United International Pictures [2004] 1
Townsend’s limitation of liability clause was
C.L.C. 401 at [15], Mance L.J. Murray v Leisureplay,
unenforceable as unreasonable, pursuant to s. 3(2) of
ibid, at [50], Arden L.J. and [106], Clarke L.J.) As
the Unfair Contract Terms Act 1977 (which was accepted
Lord Woolf said in Philips Hong Kong Ltd v.AG of
applied to the terms of the appointment). The clause
Hong Kong (1993) 61 BLR 41 at 59, the court has
provided that:
to be careful not to set too stringent a standard
and bear in mind that what the parties have agreed “Liability for any negligent failure by [Turner &
should normally be upheld. At least in connection Townsend] to carry out Our duties under these Terms
with commercial contracts, great caution should be shall be limited to such liability as is covered by Our
exercised before striking down a clause as penal Professional Indemnity Insurance Policy terms... and
(Murray v Leisureplay, ibid, at [114] Buxton L.J.), in no event shall Our liability exceed the fees paid to
though the circumspection that the courts show Us or £1million whichever is the less.”
before striking down a clause when the parties are Under the appointment, Turner & Townsend were obliged
of equal bargaining power does not displace the to take out a policy of professional indemnity insurance
rule that the clause must be a genuine pre-estimate with a limit of £10 million for any one occurrence or series
of damage (Lansat Shipping Co Ltd v Glencore Grain of occurrences arising out of any one event.
BV [2009] 2 C.L.C. 465 at [33], Lord Clarke MR).”
It was found that the limitation of liability clause
On one view, the position might be said to be that unless was unreasonable. The central factor in this decision
the paying party could show that a liquidated damage was the obligation for Turner & Townsend to take out
clause amounted to a penalty then the court would not a professional indemnity insurance up to a level of
interfere. The difficulty with this analysis is that: £10 million where, the Judge found as a matter of
a. it is based upon a test derived from Cine which Arden commercial reality, the cost of this insurance would
LJ adopted in Murray v Leisureplay plc, see paragraph be passed on to the Trust but not the majority of the
42, but which Clarke LJ and Buxton LJ disagreed with, benefit:
see paragraphs 105 and 113; and “The effect of upholding the limitation clause would
b. in any event, Blair’s J test still requires that the be that, although the parties had contracted for the
liquidated damages clause must be a genuine pre- insurance of the risks and (implicitly) for the Trust to
estimate of damage. pay for that insurance, far the greater part of that
insurance would be rendered illusory.”
Lord Justice Buxton’s observations at paragraph 111 of
Murray v Leisureplay plc would appear to be a correct
statement of law: Edmund Neuberger, Atkin Chambers
Informa Law 5
TECBAR Issue Spring 2013
junior, he was sceptical about the professional benefit investing heavily outside India, with Tata’s high-profile
I would get from attending a conference in India. To takeover of Jaguar being just one example of Indian
paraphrase him (possibly unfairly), his view was that the investment abroad. So impressive is India’s growth story
Indian legal market is closed to English lawyers because that the Prime Minister himself has led a trade visit to
the Indian legal community is protectionist and large India in recent months.
enough as it is. However hard I tried, instructions would More international trade means more international
not follow from establishing contacts in India. disputes. Given that, on average, a litigant must wait for
There is more than a ring of truth to the silk’s advice. over half a decade for their dispute to be dealt with by
Bar Council of India regulations mean that India remains an Indian court, firms transacting in India are keen to
closed to international law firms. English firms are forced arbitrate. However, traditionally arbitration in India has
to set up “best buddy” arrangements with Indian law firms not had a good reputation. In the past, Indian courts have
if they are to get any real opportunity of Indian work. The been far more willing to interfere with arbitral proceedings
knock-on effect of this regulation for barristers trying to and deny enforcement of arbitral awards than most other
establish an Indian practice is that a solid relationship with developed jurisdictions. Nevertheless, there is reason for
a London, Dubai or Hong Kong office of an international hope: the Indian Supreme Court bucked its interventionist
law firm is unlikely to result in instructions in India-related trend last year in its decision in BALCO v Kaiser Aluminium,
disputes. Further, it is particularly difficult to research which limited the jurisdiction of Indian courts to exercise
Indian law firms from afar because of the Bar Council of supervisory powers over foreign-seated arbitrations. To
India’s ban on Indian law firms setting up websites. use the jargon of the international arbitration community,
In spite of these drawbacks, I left the conference India does not seem as “anti-arbitration” as it used to.
believing that there is greater potential for barristers to The Bar is in a strong position to play a role in India-
be involved in India-related disputes than there is for related disputes for a number of reasons. First, anecdotal
our solicitor counterparts. As we are a referral profession evidence at the conference suggested that English law is the
that is not subject to the stringent restrictions faced by preferred choice of law for most Indian firms doing business
non-Indian law firms, Indian law firms are free to instruct outside of their own borders. Secondly, the Bar can benefit
English counsel for arbitrations whenever they wish. from the Indian legal community’s increased disaffection
Many are keen to do so. One partner that I met at the with ad hoc arbitration and its increasing enthusiasm for
conference said, with some dismay, that even though he arbitral institutions such as LCIA India to administer their
was keen to instruct English counsel he was more likely arbitrations. This is because even though institutional
to meet barristers on trips to Beijing or Hong Kong than arbitration is relatively novel in India, it is not for the English
he was if he stayed in India. He did not see the sense of commercial and construction Bar. Thirdly, the commercial
this given the strong cultural ties that exist between India and construction Bar’s familiarity with arbitration gives it a
and the UK and the shared language and legal tradition of unique advantage in international arbitration, regardless of
the two countries. the identity or nationality of the parties.
The attraction of India is not solely a shared heritage, My view after the conference was that it could well be
but also its economic growth. While Europe and North difficult for the English Bar to make strides in India, but it
America have flirted with recession since 2008, India’s would almost certainly be worth the effort.
annual growth during that time has been as high as 8.8%.
India’s conglomerates such as Reliance and Tata are now Sanjay Patel, 4 Pump Court
6 Informa Law
The most established and authoritative
construction law reports available
Building Law Reports helps you identify legal minefields that could affect your
business or practice, and helps you keep pace with changing law across different
jurisdictions, with the latest judgments from the Technology and Construction
Court, Court of Appeal, Supreme Court and other relevant jurisdictions
worldwide, including Hong Kong, Australia and South Africa.
Cases cover a wide range of areas relevant to you and your business including:
tAdjudication
tDelay and Disruption
tProfessional Negligence
tArbitration
tConstruction Contracts
tCosts
tCivil Procedure
tConstruction Insurance
tMediation
Take a free, 3-day trial, with no obligation – call 020 7017 7565
www.informalawlibrary.com/BLR
TECBAR Issue Spring 2013
complete, until August 2008, when practical completion logical and conventional way to establish critical delay
was achieved. The period appears to have been is by reference to the “logical sequence(s) of events
characterised by additional instructed works, correction which marked the longest path through the project.3”
of defects and works being carried out by directly However, the difference between a prospective analysis
employed tradesman. According to Walter Lilly, it was and a retrospective analysis is that whilst the former
not possible to produce programmes and forecast considers what is calculated to be the forward critical
completion throughout that time because of outstanding path by reference to the contractor’s contemporaneous
information and the activities and progress of the programme, a good retrospective analysis will use the
directly employed labour. This absence of a programme sequence of activities through the project that was
showing a planned sequence of known works yet to be actually the longest by reference to the as-built history.
completed made conventional prospective methods of In some cases, particularly where projects are small
delay analysis very difficult. Of the methods adopted by or uncomplicated, there may be no difference and the
the experts, Akenhead J preferred that of the claimant’s results will be the same. But in large or complex projects
expert which was “to identify as far as possible WLC’s the activities forming the forward critical sequence may
actual progress with the Works on a monthly basis and well change over the course of the works. This may
its planned intentions for executing the remainder of be as a result not just of delays but also because the
the Works”2. contractor may make better or worse progress than
Both “prospective” and “retrospective” methods of was planned or because the planned sequence may
delay analysis require the identification of the critical not be followed. In these circumstances, delays which
sequence of activities through to completion of the works. are thought at one stage to be critical may not in the
Where the works are proceeding in an ad hoc manner end affect the longest sequence of activities leading to
and a critical path to completion cannot be identified, the completion, as identified after completion. Such delays
conventional means of implementing either method will will not have delayed that sequence and thus will not
not be possible which is why both experts in the case had have delayed completion.
to find an alternative. In my view, the question of whether prospective or
As to more usual disputes, where a critical sequence retrospective methods of delay analysis are best suited
of activities can be identified, the two approaches to determining the cause of project overrun will remain a
are more likely to produce different results, even if fertile ground for debate.
properly applied. The reason for this is as follows. As
noted by Akenhead J quoting the Claimant’s expert, the John Marshall, EC Harris
Try these publications for yourself, free of charge and with no obligation.
Simply call +44 (0) 20 7017 7565, email lawsales@informa.com, or visit the websites to start your trial. Please quote Promotion Code ‘TECBAR13’
Readers are invited to submit material by email to be considered for Correspondence should be addressed to: mchennells@atkinchambers.com
possible publication. This may consist of correspondence, short articles or Mark Chennells, TECBAR Review Editor, Atkin Chambers,
or case notes, news of forthcoming cases or events, book reviews, or 1 Atkin Building, Gray’s Inn, London, WC1R 5AT.
other matters of interest to members of TECBAR or SCL. DX 1033 Chancery Lane.
Tel 020 7404 0102. Fax 020 7404 7456.
ISSN 1472 0078 If you do not wish to receive the TECBAR Review
© Informa UK Limited and TECBAR 2013 please notify the Editor.
Editor: Mark Chennells Published by Informa UK Limited.
8 Informa Law