16 - Design and Specification Flashcards
Design and Specification - Extract from Candidate Guide - Aug 2018 (updated Feb 2022)
What RICS documentation/guidance is available regarding this competency?
RICS GN Design and Spec 2013
What is the critical path of a project ?
The critical path is the primary route followed that any delays will have an effect. Such as foundations for an extension would fall under the critical path and walls, roof etc cannot follow until this item is complete.
Can you tell me about the different types of Approved Documents?
Approved docs are
• A – structure
• B – Fire Safety – Latest update nov 2020 – signage, sprinklers, boundaries
• C – site preparation and resistance to contaminants and moisture
• D – Toxic Substances ?
• F – Ventilation – G – Sanitation, hot water and water efficiency
• H – Drainage and waste disposal
• J – Combustion appliances and fuel storage systems
• K – Protection from falling , collision and impact
• L – Conversation of fuel and power
• M – Access to and use of building
• P – electrical safety
• Q – security
• R – Physical infrastructure for high speed electronic communication networks
• Reg 7 – materials and workmanship
- 0 - Overheating
- S - Infrastructure for charging electric vehicles:
What is a design and access statement ?
This is a document that accompanies a planning application submission. It details the process that has led to the development / proposals and explains the design. They help the planners to understand the project and ensure consideration has been given to these elements. Titles contained can include design principles and concepts
What details did you include with your construction details drawings ?
- Foundation detail
- Eaves detail
- Flashing detail
- Garage floor detail
- Garage eaves detail
- Proposed opening floor plan
- Additional text
What text did you include within your construction details drawings ?
- Lintel schedule
- Fire safety
- Window and door schedule
- Wall construction
- Stud construction
- Flat roof construction
- Timber treatment
- Site preparation
- Materials
What is a suitable scale for drawings ?
- 1:10
- 1:20
- 1:50
- 1:100
- 1:200
- 1:1250
- 1:2500
Can you describe the contents of the RICS Design and Specification Guidance Note ?
The 2013 Guidance Note, recommended good practice includes • Principles behind the role – aimed at small and medium size construction projects • Design process management • Establishing the project • Outline design and spec • Detail design • Design production • Towards building occupation • Similar to RIBA
What is pre-construction information ?
This is information that is in the client’s possession or which is reasonably obtained relevant to the proposed works and is of appropriate detail and proportionate to the task, including • The project • Health and safety hazards • Design hazards • Construction hazards • Details of asbestos • Site plan • Any existing information form a health and safety file
Can you name an industry model for me that you build up the design and set out the clients requirements ?
RIBA Plan of Works 2020
What is BIM (Building Information Modelling) used for ?
Building Information Modelling (BIM) is a very broad term that describes the process of creating and managing a digital twin for an asset. There are levels of BIM from level 0 to level 3. Fundamentally, BIM is used to ensure that appropriate information is created and suitable at the right time to make better decisions throughout the design, construction and operation of the building.
What drawing systems do you use ?
AutoCAD and Revit
Have you read any design and specification guidance ?
- RICS Guidance Note - Design and Specification 1st Edition
- BS 8300 Design of an accessible and inclusive built environment
- Approved Doc M – Access to and use of buildings
- BRE Digests
Can you give me some examples of different types of loads on a building ?
- Dead Loads refer to the structure weight itself, which are likely to remaining a constant
- Live loads/ imposed loads are changeable and dynamic. Such as occupants, furniture etc.
- Environmental loads depending on location, rainfall, wind etc.
Where on a warm roof deck is a vapor barrier positioned ?
On the warm/under side of the insulation.
What RICS guidance relating to design and specification are you aware of ?
RICS Guidance Note – Design & Specification – 1st Edition 2013
What is the Green Guide to Specification ?
The Green Guide is part of BREEAM (BRE Environmental Assessment Method) an accredited environmental rating scheme for buildings. The Green Guide contains more than 1500 specifications used in various types of building. Since the previous edition, information on the relative environmental performance of some materials and components has altered reflecting both changes in manufacturing practices, the way materials are used in buildings, and our evolving environmental knowledge.
Talk me through preparation of a Design Risk Assessments ?
A good designers risk assessment should identify the hazards and evaluate the risks that may arise from the design. Dependent upon the hazard and level of risk, designers are encouraged firstly to eliminate risk by designing it out – and should this be impractical, identifying control measures to minimize the risk. Remaining risk must be highlighted and passed on, so that they can be taken into consideration by those who are planning, preparing and managing work. While doing this, designers must take into account the Pre-Construction Information and also the Principles of Prevention and Protection:
What is BS8300 ?
BS8300 is a British Standard that sets out how buildings should be designed, constructed and maintained to create an accessible and inclusive environment for disabled people.
How do you determine the length of contract period for a project - what factors are considered?
- Lead in period
- Statutory applications/consent
- Materials
- Complexity
- Size of contractor
- Clients objectives
What are the benefits of using specification writing software such as NBS?
- Collaboration
- Consistent standards
- Audit trial
- Up to date information
- Collaborative approach
What current challenges is Covid and/or Brexit bringing to Design & Specification?
Shortage of labor shortage of materials, material delays, cost increased, labour and isolation issues
Where you have prepared a specification for a listed building, explain what impact that had on the specification and the drawings and information you provided as part of those works. Refer to an example from your experience.
The specification items were removed on the basis that statute of listing supersedes building control and approved documents
What are the pros and cons of a pitched roof?
Providing the roof is constructed correctly and the tiles laid correctly, the life of the tiles should last a minimum of 50-60 years providing it is maintained. Pitched roofs can be constructed from pre-fabricated trusses which reduce the time required for construction and do not require an as skilled precise workforce. The pitched roof would allow for storage space for the landlord or tenants.
The negatives were that it required scaffolding to be raised higher which increases the cost, the roof would be harder to maintain as it would require a cherry picker or mobile access tower to do safely, the load of the roof can cause roof spread if not adequately restrained.
What are the pros and cons of a flat roof?
They can be laid down relatively quickly and made weatherproof depending on the material finish chosen. They are easier to maintain and access. If done correctly, the roof finish can last well over 20 years and can come with a guarantee. They are relatively easy to install and safer to do so.
The negatives are that although maintenance is easier, it will require it more often particularly with clearing the rain water outlets to prevent blockages and water leakages. If there is a leak, it can be difficult to pinpoint. They are susceptible to heat damage.
What did you do to be compliant with equality act?
The equality act builds on Part M. It requires employers to make reasonable adjustments to not discriminate against minorities or those with disabilities and regard must be given to any specific needs of likely building users. I informed my client that in order to comply with Part M, we would need to make adjustments to the extension but in order to allow her son to be fully independent in the future, other alterations could be made such as strengthening the ceiling to allow for hoists, widening all the ground floor doors, creating a ramp up to the front door. These changes were not unreasonable given the circumstances. The equality act although not applicable to private residences justified the need to widen all the doors and create level access throughout the house including making the staircase slightly more narrow to allow for wheelchair access through the hallway.
What would you look at for disabled access?
- Who is using the building?
- What are their needs?
- Is there enough width to get a wheelchair through, are there any steps that need to be avoided, how do we deal with fire safety?
- Will there be any changes to their needs in the future?
What do you do to prepare section details?
I will determine the section I am drawing which is usually determined by where the alterations are being carried out. I draw the building to a scale on AutoCAD and then draw in the relevant structures such as the roof and floor and take into account what the client wants to build and whether they want it under PD or planning. I will then hatch different sections and label them so that the client can understand the composition of their structure a bit more clearly rather than a series of lines that may not make sense to a lay person.
What is a provisional sum ?
A provisional sum relates to works that cannot be designed / specified at the outset.
What is a defined provisional sum ?
Defined provisional sums are those where specific works have not been fully designed, however, there is enough information available for the contractor to make a proper allowance in their price and programmed.
What is a undefined provisional sum ?
Undefined provisional sums are not accounted for in the contractor’s price and programmed. This means that the client is taking the risk for the works and the contractor may be entitled to an extension of time and additional payments.
What is approved doc M ?
Provides guidance on how to meet part M of the regs in relation to Access to and Use of a Building.
What is BS8300 ?
British Standard explains how the build environment can be designed to anticipate and overcome restrictions preventing disabled people from making full use of the premises and surroundings. An accessible environment is one which a disabled person can enter and make use of independently or with help from a partner/assistant.
Gives recommendations for the design of new buildings. Applies to car parking provisions, setting down points, access routes, entrances, interiors. Applies to routes to facilities associated with and in immediate vicinity of buildings. Applies to existing buildings and may form the basis for improvements.
What is the equality act and what requirements does it place on employers ?
Under the Equality Act 2010, an employer has a duty to make reasonable adjustments for disabled applicants and employees.
What is the aim of the equality act 2010?
Duty to make reasonable adjustments aims to make sure everyone has the same access to everything. The employer has to be positive and proactive to take stapes to make the workspace more accessible.
How is disability defined?
Physical or mental impairment who has an adverse and long term affect on the ability of a person to carry out normal day to day activities.
What is a schedule of work ?
A schedule of work is a description of the work, in a list format, a specified schedule of work’ includes (part of) the specification. Often used on small alterations projects and prepared by designers
What is a bill of quantities ?
Document prepared by the QS/cost consultant and provides project specific measured quantities of items of work identified in specifications and drawings. Advantage is that all contractors pricing same quantities which allow for a fair and accurate tender evaluation - this assists with any variations, interim payments and schedule of rates. Usually used on larger projects.
Explain what is included in a specification?
- Preliminaries
- Preamble,
- Specification
- Materials
- Workmanship
- SOW
- Drawings
- Photos
What is a Preamble?
A preamble is an explanation of a document, commonly found in contracts, specifications and bills of quantities. It can help with the interpretation of the document.
A preamble might include:
• A description of the parties to the contract.
• A description of the competence (or lack of it) of the parties to the contract. This can be taken to set a general standard for the quality of goods or services expected, or the level of support required.
• The background to the document.
• A summary of the negotiations.
• Tendering procedures.
• The objectives of the project.
• Other related documents or previous contracts and their relationship to the current document.
• It should only include important information and should avoid including or repeating rights or obligations which should be set out in the main body of the document.
What are preambles?
A list of quality standards stipulated at the start of the specification that will detail how works should be carried out to achieve the required standard. It will stipulate things such as how to decorate walls and joinery etc. and what materials to use.
What is the purpose of the preambles in contract documentation?
An explanation of the document description of the partied, additional information that is relevant to the works, not for pricing
What are the Preliminaries ?
Description of the project to allow cost assessment and to specify general conditions and requirements for execution. The Site (description, access, parking). The works, contract conditions such as rectification payments etc. arrangement of the works and working hours, security, health and safety, site set up, welfare provision.
What would you expect to find in a preliminaries section of a spec?
Prelims relate to the cost-significant non construction related items that the contractor needs to take into account in order to carry out the work. They describe the works generally and specify general conditions and requirements including access, health and safety
What are Preliminaries ?
Preliminaries relate to the cost-significant items required by the method and particular circumstances under which the work is to be carried out, and those costs concerned with the whole of the works rather than just Work Sections. These costs may either be ‘one-off’ fixed costs, such as the cost of bringing to site and erecting site accommodation (and subsequent removal) or time-related, such as the heating, lighting and maintenance cost for that accommodation.
What is a preamble ?
A preamble is an explanation of a document, commonly found in contracts, specifications and bills of quantities. It can help with the interpretation of the document.
A preamble might include:
- A description of the parties to the contract.
- A description of the competence (or lack of it) of the parties to the contract. This can be taken to set a general standard for the quality of goods or services expected, or the level of support required.
- The background to the document.
- A summary of the negotiations.
- Tendering procedures.
- The objectives of the project.
- Other related documents or previous contracts and their relationship to the current document.
Explain considerations when designing building works?
Building Regulations 2010.
Approved Documents
Part A - Structure
Part B - Fire Safety
Part C - Site preparation and resistance to contaminants and moisture
Part D - Toxic Substances
Part E - Resistance to the passage of sound
Part F - Ventilation
Part G - Sanitation, hot water safety and water efficiency
Part H - Drainage and Waste Disposal
Part J - Combustion appliances and fuel storage systems
Part K - Protection from falling, collision and impact
Part L - Conservation of fuel and power
Part M - Access to and use of buildings
Part N - Glazing Safety (Withdrawn)
Part P - Electrical Safety
Part Q - Security
Part R - Physical infrastructure for high speed electronic communications networks.
Regulation 7 - Materials and workmanship
What are the Building Regulations 2010?
The first set of national building standards was introduced in 1965. The ‘Building Regulations’ established standards that had to be achieved in the construction of buildings.
What is/are MMC? (Modern Methods of Construction)?
Off site construction menthids that increase control
What are modern methods of construction? Provide examples
Construction process using innovative new methods. Often involves pre-fabricated components. They aim to improve efficiency, quality, sustainability and predictability of timelines. Examples include flat packed units which are pre fabricated and delivered on site or assembled on site.
What is the RIBA Plan of Works ?
RIBA Plan of Work 2013 organises the process of briefing, designing, constructing, maintaining, operating and using building projects into a number of key stages. • 0 – Strategic Definition • 1 – Preparation and Brief • 2 – Concept Design • 3 – Developed Design • 4 – Technical Design • 5 – Construction • 6 – Handover and Close Out • 7 – In use.
What Is Stage 0 of the RIBA plan of works ?
Strategic Definition – The best means of achieving the clients requirements confirmed
At what stage of the RIBA Plan of Works could you get client approval to the concept ?
Stage 2 Concept Design
At what stage would a Building Regulation Application be made ?
Stage 4 Technical Design
At what stage would a Building Regulation Application be made ?
Stage 4 Technical Design
1) What is the RIBA plan of works?
A scheme initiated to provide framework for architects to use on projects for greater clarity to the different stages of a project.
2) What are the RIBA design stages?
0 – Strategic Definition 1 – Preparation and Briefing 2 – Concept Design 3 – Spatial Coordination 4 – Technical Design 5 – Manufacturing and Construction 6 – Handover 7 - Use
Explain the key difference between Prescriptive and Performance specifications.
Performance Specifications address the operational requirements of an installation. The focus is on the project outcome, indicating how the final project must be able to function. Prescriptive Specifications contain detailed descriptions of what specific materials must be used as well as the installation instructions.
Explain the advantages of a prescriptive specification.
Prescriptive specifications give the client much more certainty about the end product when making investment decisions (such as when they appoint the contractor), and place a greater burden on the designer to ensure proper installation rather than the contractor.
Why might you recommend the use of a performance specification?
The performance of the works are specified, the contractor reserves the option of design. Performance specification gives the contractor and suppliers more scope to innovate and adopt cost effective methods of work, potentially offering better value for money.
4) What are the types of specifications? (prescriptive, performance and proprietary)
- Prescriptive – where you provide detailed descriptions of specific materials to use and how to install it.
- Performance – Address the operational requirements of an installation. Focus is on the project outcome indicating how the final project must function. Up to the contractor how they want to achieve the outcome
- Proprietary – Demands only one product be used for a given installation, commonly used where a project requires certain performance that only one product can achieve.
- Open Spec – Designer doesn’t name specific supplier or product and allows substitutions from the contractor. Dictated by a set of standards.
- Closed Spec – Lists specific products and systems with no option for substitutions. Seen where you need to match an existing building or when duplication is important.
What kinds of specification software are you aware of?
National Building Specification (NBS)
− Describes materials, standards and workmanship for construction projects
− Also contains preliminaries documents
− UK industry Standard
− It is used as it provides all the latest legislation and British standards
relevant to the works
Green spec
− Promotes sustainable building products, materials and
construction techniques
− Edited by practicing architects and specifiers
How do you ensure quality within a specification?
Include a preambles detailing materials and workmanship. You can specify the usage of specific products and remove the option of alternative products. Request samples of areas to be completed for approval.
What are the different types of specification and what type of procurement method would you use them with?
Prescriptive – Traditional
Performance – D&B
Schedule of Rates – Measured Term
