Case Study Flashcards
What is the Town and Country Planning Act 1990?
The act regarding planning and development control in the UK. Includes section 106 which requires developers to offset the costs of developments going ahead. Can include affordable homes or local infrastructure.
What are the London Design Guide minimum standards?
The guide is not part of planning policy with the main planning guidance documents remaining the London Plan and the Housing Supplementary Planning Guidance. The guide is instead aimed at complementing planning documents and encouraging designers to aim for the highest quality.
How many kitchen and bathrooms built up to the £1.05m saving?
x
What was the competition requirement for Guinness and the framework contractor?
As the contractor was already part of the framework, they were not subject to OJEU.
After purchasing planning in July 2018, when was the required start on site date?
18 months later. January 2020.
What is a s73 notice?
A part of the Town and Country planning act 1990 which allows an owner to alter their planning conditions or to change the design under a minor material amendment.
What is the LLDC?
The LLDC (London Legacy Development Corporation) was created to continue regenerating East London after the Olympic games. The LLDC are the local planning authority and responsible for approving planning on Imperial Street.
What is the heritage to the area?
There is the three mills studios which are historic listed buildings in the area.
What is a powder coated aluminium window surround?
A surround around the windows which is effectively a window sill all around the window and the outside. Mostly for aesthetic purposes.
What changes in the kitchen and bathroom specification were there?
The premier plus standard included Bosch white goods and premier was Beko. The bathrooms were a different brand of porcelanosa. This includes moving from a floating basin to a pedestal basin.
What was included within your due diligence report?
The report analysed the framework contractor’s submission as well as recommending other options, which included option 1 and 3.
How is a basement constructed?
- Hoarding
- Excavation - open and battened back
- Secant wall piling installed
- Concrete poured
- Drained cavity and pump sump installed
How did you carry out an optioneering exercise for opting for a basement or not?
To do this I measured the basement area, the secant wall piling, piling mat, excavation area, disposal and was able to market test these costs. I then quantified and cost the other option of not having a basement and instead having the plant and cycle stores separately. This amounted to £800k saving.
What were the constraints of building next to a canal?
Very low flood risk however there was a large attenuation tank on the project which was connected with the canal system for water outlet.
What would you do differently if you were to advise the client again on Imperial Street?
x
What is the internal wall build up on Imperial Street?
300mm thick wall. Soundbloc partitions X2 (15mm), Metal I stud with mineral wool insulation(80mm), APR insulation(60mm), Cavity(100mm),Soundbloc partitions X2 (15mm)
Why was there so much detail on internal wall at stage 2?
This element was focused on early and included extra detail than would be typically because of the acoustic requirements by the Trainline.
When was planning approval for the scheme granted?
This was achieved in January 2018, with TGP purchasing the site in July 2018.
What heat source plant was used?
A district heating network - combined heat and power.
How does CHP work?
The heat generated during this process is supplied to an appropriately matched heat demand that would otherwise be met by a conventional boiler.CHPsystems are highly efficient, making use of the heat which would otherwise be wasted when generating electrical or mechanical power. This allows heat requirements to be met that would otherwise require additional fuel to be burnt.
Combined heat and power (CHP) is a highly efficient process that captures and utilises the heat that is a by-product of the electricity generation process.
By generating heat and power simultaneously,CHPcan reduce carbon emissions by up to 30% compared to the separate means of conventional generation via a boiler and power station.
How often do OJEU thresholds get updated?
Every 2 years on 1 January. Last updated on January 1st 2020.
What is the current OJEU minimum?
Threshold for works contracts is £4.7m. Threshold for supplies and service contracts are between £122k - £189k.
What was the price per unit on the consent design and the new design?
This reduced from £236k/unit to £222k/unit.
What is the minimum sprinkler height?
This has recently changed to 11m after a new government review.
What type of sprinklers were used?
Dry pipe sprinklers ( filled with pressurised air, when there is a sudden change in air pressure, the pressure in the system drops and the sprinkler is activated)
Wet pipe sprinkler ( water is released when the room reaches a certain temperature. Facilities must be kept above 0 do the water does not freeze making it useless).
What is required on a fee proposal?
Resource
Client money handling procedure
Complaints handling procedure
Scope outline
How is the heat source brought into the units from the chp?
Heat interface units (HIU) act as a bridge between the central boiler and the heating and hot water systems of the individual apartments.
What are benefits of using CHP than other methods?
Domestic hot water can be provided by heat interface units (HIU) on-demand, without the requirement for cylinder storage, and at a higher flow rate than a typical domestic combiboiler. Heat interface units from Dutypoint Systems are available at standard capacities up to 80kW; most domestic combi boiler ranges have a maximum output of 45kW. Higher capacity units can be configured on request.
How is electricity brought into our homes?
Electricity is distributed via electric distribution substation. At the substation, the high voltage electricity from the high-voltage transmission lines is passed through step-down transformers that lower the voltage. The electricity is then transmitted to network of local electric distribution lines. Before electricity enters a home, the voltage is again lowered using step-down transformers. In most countries the voltage is 220 V AC or 110 V DC. In a home, electricity is distributed to different outlets by network of wires through electrical wiring.
How is electricity brought to substations?
After electricity is generated in power plant, it is time for transmission. This is done by using step-up transformers that increases the voltage. This high voltage electricity is transmitted through a network of electrically conductive wires of aluminum or copper. These lines are called high-voltage transmission lines that can transmit electricity over long distances.
What is included in a fee proposal?
- Fees and payment (resource - hourly/daily rates)
- Clients money handling procedure
- Complaints handling procedure
- The services (scope - EA, QS, PM etc)
- Client’s brief (includes informtion such as description of site, description of project, programme, client objectives)
- Need for collateral warranties/ 3rd party rights
What are the types of OJEU tendering?
Open procedure. There is nopre-qualification processor short-listing process. Anyone that responds to theOJEUnoticeis issued with the fullcontract documentation.
Restricted procedure. There is apre-qualification process, and only short-listed candidates are invited totender.
Competitive dialogue procedure. There is apre-qualification process. Short-listed candidates are invited to take part in a dialogue process during which the nature of theprojectmay be discussed and possible solutions may be developed. When the dialogue process iscomplete, finaltendersare invited.
Competitivenegotiationprocedure. There is apre-qualification process. Short-listed candidates are invited to take part in anegotiationprocess. This process does not have to follow any particular rules, and has no formal ending. This means thatnegotiationscan continue even after the preferredbidderhas beenappointed.
What guidance would you need for RICS appointment?
RICS Form of consultancy appointment/ short form of consultancy appointment
What was the rate of the paving and what was the rate of the hoggin clay based surface?
The paving amounted to £125/m2 and hoggin clay based surface was £60/m2. The area was at 1,500m2. This amounted to £100k saving.
What is the build up to the hoggin clay based surface and the paving?
The paving was pennant stone and included a 100mm sub base, 250mm sub base as well as labour, sundries and subcontractor prelims. This amounted to £125/m2.
The hoggin clay based surface had a much cheaper PC rate at £25/m2. The sub base was still necessary however.. This amounted to £60/m2.
What were the specification differences between premier plus, premier and standard?
x
What was the change of lift supplier saving?
On the OCE I used the client’s design guide for lift specifiers and suppliers and market tested with Schinder, however I found that OTIS who were also a on the client’s supplier list would be able to provide lifts at slightly cheaper rates and this saved the project circa £100k.
What was the external lighting specification saving?
As this was still high level at stage 2 design, the external lighting was based on an assumption. The MEP and landscape consultant reviewed my assumptions and were able to reduce the quantum of external lights, thus saving the project circa £100k.
What is the benefit of using the same framework contractor on this project?
- Familiarity of the site
- Improved collaboration and processes
- Potential reduction in preliminaries (which could still be utilised if contractor wins the single stage bid)
What is the difference between built to rent and private sale/ shared ownership?
Built to rent caters for a different kind of purchaser where they appeal to mini communities and the buildings will need to have communal areas and a more hotel feel. There will be snazzier features than typical private units such as architraves on the lift doors and articulations in the wall.
What are the benefits of built to rent?
- Developments will have special amenities
- Rent is clearly laid out
- Will have a responsible landlord who will provide on site services and has a duty for high standard of service.
What is a guaranteed max price?
A form of agreement with a contractor in which it is agreed that the contract sum will not exceed a specified maximum. Typically is used on DB where the contractor has responsibility for completing the client’s design and for carrying out the construction works so they are in a good position to control costs. If the cost is lower than the GMP, then the contract should set out whether savings will go to the client, to the contractor or are shared.
What other design efficiencies can be used other than W:F and N:G?
Units per core, typical room sizes, number of storeys, basement included or not, floor plates
What are the quality differences of aluminium and composite windows?
- Steel and aluminium windows are capable of providing larger areas of glass with a thinner frame, however can give rise to condensation of the metal components.
- Aluminium windows typically have a larger lifespan
- Aluminium windows are lightweight, strong and durable
- Composite windows use timber for the internal framework
- Composite windows are a better insulator and do not require a thermal break as aluminium windows do.
What different types of window frames can you get?
- Timber (good performance, high maintenance)
- Aluminium (not great for energy efficiency, low maintenance)
- Composite -Timber/aluminium (timber high performance, low maintenance (timber not exposed to elements))
- UPVC - high energy efficiency, low maintenance.
What are the different factors that affect windows?
- strength and durability (UPVC less, aluminium strong and larger glass surface area, timber medium strength).
- sustainability
- expansion and contraction (UPVC does not contract,
- thermal insulation
- termite Resistance
- resistance to rusting or corrosion (aluminium needs maintenance for this)
- fire resistance
- security
- lifespan (UPVC 20-25 years, Aluminium 45 years, Timber 30 years, composite 40 years)
- Maintenance (UPVC little maintenance,
- Expense (UPVC lowest, Aluminium highest, timber and composite average).
For option 1, what was the minor material planning change, how were you able to achieve a successful conclusion and why did it have an impact on cost?
Had the option been chosen, the minor material amendments were the VE options stated, such as window and door frame, partition specification, and interior spec. I was able to market test and come up with a revised cost which met the target.
For the window and door frames, why is it appropriate to measure the costs on a m2 basis?
This is the basis of cost in NRM1. I was able to use market testing from window suppliers where I built up average rates based on window quotes at various frame sizes and then the average for the total window area.
With regard to the kitchen specs, was that not just cost cutting? How did you demonstrate value to the client?
The new specifications were still serving the same functionality.My suggestion of changing the specification still demonstrated value as after an investigation, the sales values were not affected enough to have more than a negligible difference to the viability.
You state that option 1 was rejected so what purpose did the exercise serve?
At the time of the value engineering, there was still the option of retaining the consent design so there was a possibility it would have been a useful exercise. The value engineering options explored were still useful in the new design proposed.
Why is knauf comfort board being discontinued?
There was an issue with the materials used to make it and the availability of this. They are a German company
For option 2, what risks did you identify to the client if they went with the GMP at this stage? And how was this presented?
I presented the risks on the due diligence report. The main risks would have been the GMP not being achieved and due to the nature of the negotiated tender, a lack of competition.
For option 2, how did the negotiated approach potentially benefit the client?
The negotiated approach would benefit the client in terms of time. They would not need to go through a tender process. Furthermore, using the same contractor as the adjacent site would give benefits of the contractor’s knowledge and understanding of the site.
How could the benefits of using the framework contractor’s knowledge and understanding of the site could still be utilised with a competitive tender?
This would be assuming that the framework contractor would win the tender competitively.
For option 3, how was the basement constructed and how did you calculate your cost savings? i.e how was the basement costs quantified.?
The basement was secant wall piling with grade 3 dryness. The waterproofing was type 2 and 3 meaning there would be a drained cavity and thick wall construction which should not allow any seepage through. The cost savings were presented on a side by side comparison where I had the basement costs next to the bike shed costs.
By how much did the GIAs increase when the scheme was redesigned?
The GIFA increased from 23,000 to 26,000.
Would you normally have a GMP in single or 2 stage and why?
A GMP is normally 2 stage and the costs of each element are agreed as GMP elementally in the first stage.
What are the risks of a GMP?
- Client paying too much - contractor’s risks allowances may be higher than in reality
- Scope changes are likely to be expensive
- Can be adversarial - trying to decide if changes are scope changes or design development
What are the advantages of a GMP?
- Greater price certainty - contractor takes risk of design and unforeseen occurrences
- Greater control of overspending - contractor’s interests to alert the team to expensive items of design development
- Quicker settlement of final account.
What was the sound requirement of a internal wall?
Minimum sound requirements are 45db in England according to part E.
How did you meet fire standards?
- Sprinklers in all blocks
- Non-combustible wall build up material
- Dry riser
What is return on investment?
Return on investment is a ratio between net profit and cost of investment. A high ROI means the investment’s gains compare favorably to its cost.
What was included in the prelims which would not be included on most projects?
The project was still at stage 2 and a full preliminaries cost build up was not yet produced. However, some abnormal would include congestion charges for vehicles coming through central London,
What was the planning risk as a result of going through planning again?
This would add 3 months onto the programme to get back to a stage 2 design and outline planning achieved. This would not pose a problem to the project targets as the start on site date was not for 18 months.
Did the cost increase based on the new design?
- Inflation adjustment
- Design fees increased
- Planning fees
- Construction cost increased from £60m to £70m however viability increased due to more units.
- Cost on the GIA remained the same at circa £2,600 however I would not advise to use this because of the different use of area, such as basement and more communal areas.
External wall performance in terms of acoustic and overheating - how did this impact cost?
- TM59 report suggested a number of options:
- Openable windows
- High performance Db rated external wall
- Passive ventilators (effectively a louvre which allows stale air to ventilate out and fresh air in).
How does TM59 work?
TM59 uses certain criteria to measure overheating in residential buildings. This includes the number of hours where there are temperature changes of more than One degree every 3 hours. The measure is done using a dynamic model which can simulate the buildings overheating.
What was the cost increase after the TM59 report?
The passive ventilators were one per unit and coming in at roughly £1.5k so an increase of circa £600k. Other measures were already implemented, eg external wall spec and windows.
What are other ways of reducing overheating?
- Lower glazing g value
- Horizontal shading to balconies
- Canopies to windows
- Spandrel panel above windows
- Internal blinds
- Vertical fins
- Passive ventilators
- Brise soleil.
What are viability assesments for?
- section 106
- CiL
- affordable housing
What is a financial viability assessment?
An objective financial viability test of the ability of a development project to meet its costs including the cost of planning obligations, while ensuring an appropriate Site Value for the landowner and a market risk adjusted return to the developer in delivering that project.’
How are financial viability assessments worked out?
The value of the development will be worked out and then the costs (land value, development costs, return and planning obligations) are considered. If the planning obligations are too high a financial viability assessment will assess this.
What is the difference between development viability and a financial viability assessment?
x
How much did the basement cost on Imperial Street?
The full basement was at £1600/m2.
Did you have contingency on the project?
No but I did advise on a risk register which the client included within their appraisal.
On Imperial Street which costs escalated?
x
On Imperial Street, what was the cost/ m2 of internal wall?
On the OCE this was based on a £/m2 of the GIFA from bench-marking. The bench-marking was adjusted to reflect the increased cost of the knauf partition (market tested including UK drywall ltd). This meant that the average internal wall rate of £100/m2 on the internal wall area increased to £176/m2 and on the £/m2 on the GIA this was £150/m2.
What would you have proposed the client in terms of how you would have managed the controlling cost within a GMP?
- Main issue would be whether design is design development (contractors risk) or v scope change (client risk)
- Furthermore, agreeing a GMP with the contractor to ensure best value for the client and that costs are not inflated.
- Making sure that design development complies with clients key drivers and they are getting value for money.
What kind of thermal bridging would you recommend for windows, particularly aluminium?
Insulation within a window is referred to as a “thermal break”. The thermal break is a continuous barrier between the inside and outside window frames that prevent conductive thermal energy loss. The barrier securely bonds the interior and exterior metal frames of the window sash. This thermal break creates thermal energy loss resistance and combined with gas-filled triple pane glazing, keeps the interior space of your window at a more comfortable temperature.
What are the downsides of removing the basement?
- Bike sheds will take up space of external works.
- Trenching will need to be longer to spread to other site.
How many lifts per core is a requirement?
On London Housing design guide.
How did you go about the process of market testing?
- Identified internal wall trades
- Asked them to come back with prices for the internal wall types
- I was able to assess the market tested costs and identify risks.
What cost factors would you look at when building at height?
- Type of facade (health and safety issues with scaffolding)
- Firestopping
- Transporting services through building
- Evacuation options (nr of lifts per storey/person)
Why did you not consider MEP value engineering?
- CHP was required as part of the client’s heat source.
- MVHRs were required as part of the overheating strategy.
Why not choose ASHP instead of CHP?
- Not appropriate due to the aesthetics of the scheme
- More expensive
- Would also require noise insulation
What are the benefits of choosing CHP instead of ASHP?
- Cogeneration (CHP) means heat can be distributed to units through plant and a HIU within units. An ASHP would require add ons such as a suitable area for the equipment, noise insulation and extra costs.
What are the cost differences between CHP and ASHP?
CHP generally £2-2.5k/ unit. ASHP £4-5K (including add ons).
What were the benefits of utilising the adjacent site?
- Phased developments
- Better for cashflow (less construction cost and income to come sooner)
- Can enable clients to continue to make changes based on response to the initial phases, market conditions and so on (reduce risk)
What would be the negatives of utilising the different site?
- As different work phases will be spread out, the project overall will take longer.
- The costs overall may also be higher, as the works take longer, inflation is likely to have a greater impact, and it is not as possible to deliver economies of scale.
- The opportunity to make design changes may lead to scope creep.
- Maintaining business operations while construction is proceeding may be difficult.
- The possibility that delays in one part of the works will impact on other phases.
Why is negotiation more transparent than competitive tenders?
- Tenderer is likely to be more honest and open on their costs and not driving costs down to be more competitive, but then inserting these as changes during the contract.
- Negotiation could form strong and cooperative working relationship
Will a negotiation give you cost certainty at stage 2?
Going down a GMP route would allow the contractor to take risk on construction and design at an early stage and allow the client to achieve cost certainty earlier than usual.
