Design Build

Design Build

Customer employs design build company

Defined new facilitySpecified completion date

Agreed price

Straightforward Design BuildStraightforward approach

CUSTOMER

DESIGN BUILDCOMPANY

QUANTITY SURVEYORARCHITECT OR

Straightforward Design Build Scheme design approach

CUSTOMER

GENERALCONTRACTOR

SPECIALISTDESIGN

CONSULTANT

DESIGN CONSULTANT

Consultant Novation

CUSTOMER

GENERALCONTRACTOR

SPECIALISTDESIGN

CONSULTANT

DESIGN CONSULTANT

TRADECONTRACTOR

BRIEF & DESIGN

CONSULTANTS NOVATED

Develop and ConstructCUSTOMER

GENERALCONTRACTOR

SPECIALISTDESIGN

CONSULTANTS

SPECIALISTCONSULTANTS

DESIGNCONSULTANT

TRADECONTRACTOR

Design Build - Key RelationshipsCUSTOMER

GENERALCONTRACTOR

SPECIALISTDESIGN

CONSULTANTS

SPECIALISTCONSULTANTS

DESIGNCONSULTANT

TRADECONTRACTOR

ESTABLISHED RELATIONSHIPS

BOUNDARYRELATIONSHIPS

Project Process

• Customer advised by consultants• Select design build company• Design team and management team• Single point of contact with customer• Brief, design and plan• Procurement, manufacture, produce and

commission• Supervision by consultants

Design Build PerformanceCompletion on Time

• Design build company involved at start of project: 78 % of projects completed on time or early

• Design build company involved after scheme design produced: 70 % of projects completed on time or early

• Design build company involved after design is substantially complete: 66 % of projects completed on time or early

• Traditional construction: 56 % of projects completed on time or early

Design Build PerformanceCompletion within Budget

• Design build company involved at start of project: 76 % of projects completed within 5% of the agreed budget

• Design build company involved after scheme design produced: 69 % of projects completed within 5% of the agreed budget

• Design build company involved after design is substantially complete: 90 % of projects completed within 5% of the agreed budget

• Traditional construction: 68 % of projects completed within 5% of the agreed budget

Design Build PerformanceQuality Expectations

• Design build company involved at start of project: 68 % of projects met customer’s quality expectations

• Design build company involved after scheme design produced: 48 % of projects met customer’s quality expectations

• Design build company involved after design is substantially complete: 38 % of projects met customer’s quality expectations

• Traditional construction: 60 % of projects met customer’s quality expectations

Design Build Performance

TRADITIONAL CONSTRUCTION

START OF THE PROJECT

BRIEF AND SCHEME DESIGNS PRODUCED

DESIGN SUBSTANTIALLY COMPLETE

Percentage of projects that met quality requirements

Percentage of projects completed on time or early Percentage of projects completed within 5% of agreed budget

0 25 50 75 100% DESIGN BUILD COMPANY INVOLVEMENT

Project using Design Build

The project is to construct a new hotel on a virgin site. The hotel has 300 guest rooms

and the other spaces expected in a 5* hotel

The building is 10 stories high with a steel structural frame, concrete beam floors and

roofs, and high quality, pre-fabricated external cladding.

Teams Team-daysBrief 1 80Design 14 560Plan 2 150Procurement 9 600Manufacturing 5 150Production 67 2820Commissioning 7 140TOTALS 105 4500

For a project with 105 teams (N=105)

Possible relationships = 105 x 104/2 = 5460

3687 of these do not occur

Actual relationships 5460 - 3687 = 1773

Largest number of teams in one time interval is 29 in 22nd and 32nd time interval

They are constructing the external envelope, service cores, risers and main plant, the main entrance

and vertical circulationExternally there is landscaping andexternal services are being installed

The work is supervised by design build contractor’s plan and control teams

29 x 28/2 = 406 possible relationships

During the 32nd time interval the following teams work simultaneously

4 out of 6 external envelope teams4 out of 6 service core teams

5 out of 5 risers and main plant teams6 out of 12 entrance and vertical circulation teams1 out of 1 contracts and payment systems teams

2 out of 3 design build contractor’s plan and control teams

This gives a total of 22 teams with 231 relationships

Established Relationships

Every team on a project has established relationships with at least one but often several other teams giving a total of 1128 established

relationships

Established Relationships Indicator ER=1128/1773=0.64

The relationship fluctuation indicator FE = 0.75

This reflects a strong influence of established relationships throughout the project because

both ER and FE are comparatively high

Design build companies may have established relationships with a significant number of

other construction companies

Relationship Quality Indicator for established relationships ranges from 0.35 to 0.98

Total Relationship Quality Indicator 834/1773=0.47

Although there are a number of high values for individual Relationship Quality Indicators, the

total Relationship Quality Indicator is only moderately good because the 1128 established relationships out of possible 1773 relationships

are of moderate quality

The project organisation is not overly complex There are 34 time intervals out of a potential

maximum of 209

The intervals are relatively short in comparison to total project duration (prevent escalation

of problems when teams interact for a prolonged period)

Relationships configuration complexity indicator = 0.87

The past performance of the 105 teams over their previous 10 projects provides team Performance Variability Indicators which

range from 0.30 to 1.0

Performance Variability Indicator Rp=0.78

Historical records for projects using Design Build gives

External Interference Indicator = 0.45

Established Relationships ER=0.64

Relationship Fluctuation FE=0.75

Relationship Quality QR=0.47

Relationship Configuration CR=0.87

Performance Variability Rp=0.78

External Interference I=0.45

Project using Design Build

Efficient Design Build acts on the following propositions

• Improve the quality of relationships• Reduce performance variability• Select teams competent in the technologies

required by the project• Ensure teams accept the agreed objectives• Ensure teams are motivated to achieve agreed

objectives• Foster accurate communications between

teams