Design Build
Design Build
Customer employs design build
company
Defined new facility
Specified completion date
Agreed price
Straightforward Design Build
Straightforward approach
ARCHITECT
OR
CUSTOMER
DESIGN BUILD
COMPANY
QUANTITY
SURVEYOR
Straightforward Design Build
Scheme design approach
SPECIALIST
DESIGN
CONSULTANT
DESIGN
CONSULTANT
CUSTOMER
GENERAL
CONTRACTOR
Consultant Novation
BRIEF & DESIGN
CUSTOMER
CONSULTANTS NOVATED
DESIGN
CONSULTANT
SPECIALIST
DESIGN
CONSULTANT
GENERAL
CONTRACTOR
TRADE
CONTRACTOR
Develop and Construct
SPECIALIST
DESIGN
CONSULTANTS
CUSTOMER
DESIGN
CONSULTANT
GENERAL
CONTRACTOR
SPECIALIST
CONSULTANTS
TRADE
CONTRACTOR
Design Build - Key Relationships
SPECIALIST
DESIGN
CONSULTANTS
CUSTOMER
DESIGN
CONSULTANT
GENERAL
CONTRACTOR
SPECIALIST
CONSULTANTS
TRADE
CONTRACTOR
BOUNDARYRELATIONSHIPS
ESTABLISHED RELATIONSHIPS
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 Performance
Completion 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 Performance
Completion 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 Performance
Quality 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
DESIGN BUILD COMPANY INVOLVEMENT 0
25
50
75
DESIGN SUBSTANTIALLY COMPLETE
BRIEF AND SCHEME DESIGNS PRODUCED
START OF THE PROJECT
TRADITIONAL CONSTRUCTION
Percentage of projects that met quality requirements
Percentage of projects completed on time or early
Percentage of projects completed within 5% of agreed budget
100%
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.
Brief
Design
Plan
Procurement
Manufacturing
Production
Commissioning
TOTALS
Teams
1
14
2
9
5
67
7
105
Team-days
80
560
150
600
150
2820
140
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 circulation
Externally there is landscaping and
external 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 teams
4 out of 6 service core teams
5 out of 5 risers and main plant teams
6 out of 12 entrance and vertical circulation teams
1 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
Project using Design Build
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
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