DESIGN, ECON, COST PLANNING Flashcards
What is the RIBA Plan of Works
A plan organising the process of briefing, designing, constructing, maintaining, operating and using building projects into a number of key stages.
How many RIBA Stages are there
8
What are the stages of the RIBA Plan of Works
0 - Strategic Definition
1 - Preparation & Brief
2- Concept Design
3 - Spatial Coordination
4 - Technical Design
5 - Manufacturing and Construction
6 - Handover
7 - In Use
What occurs at each RIBA Plan of Works stage
0 - Strategic Definition - Understand client’s requirements and project feasability
1 - Preparation & Brief - Begin to detail the project outcomes and spatial requirements. Agree project budget
2- Concept Design - Start to develop architectural concepts in line with the project brief and budget
3 - Spatial Coordination - Carry out design studies and costing exercises to test the design in line with the project brief. Coordinated all architectural and engineering information required for the planning process
4 - Technical Design - produce the detailed architectural and engineering designs and specifications ready for tendering, submission to building control and construction
5 - Manufacturing and Construction - All the information and designs produced to date are implemented and delivered on site by a team of contractors and workers
6 - Handover - Identify any snagging issues and defects that needs rectifying
7 - In Use - Building is in operation
What is a feasability estimate
A high level assessment of whether a project is financially viable which is usally carried out at stage 0 and helps to determine the project budget
Under NRM 1, it’s known as a ‘rough OCE’
What is an Order of cost estimate (OCE)
Order of cost estimates are a method of cost prediction.
An estimate based on benchmark data for a similar type of project based on the client’s strategic definition or initial brief.
Its purpose is to establish affordability of a proposed development for a client.
It takes place prior to the preparation of a full set of working drawings or bills of quantities and forms the initial build-up to the cost planning process.
What is the purpose of an Order of cost estimate (OCE)
To establish if the proposed project is affordable and if it is,
to establish the maximum expenditure that the client is prepared to spend
What techniques are available when preparing cost estimates?
Floor Area Method (GIA)
Functional Unit Method
Elemental Method
What is the format of an Order of cost estimate (OCE)
This can be presented on a cost per m2, functional unit or elemental basis.
This may consist of element rates for the main elements of the building for example Substructure, Frame, External Walls, Upper Floors & Roof.
Any site abnormal costs or enabling works are also considered.
Other inclusions are Preliminaries, Contingency, Inflation and location factor adjustments.
What is a functional unit
Unit of measurement that considers a buildings prime use
e.g. number of beds/bedrooms in student accom or hospital
What information is needed to carry out an Order of cost estimate (OCE)
The type of building (Function)
Building Location.
Floor area or number of functional units.
Initial floor plans, roof plans, elevations and sections.
Requirements for refurbishment to existing buildings and enabling works.
Indication of quality
What are the principal components of a cost estimate (what pages do we include)
Front cover and executive summary of cost
Basis (List of exclusions and assumptions & information used)
Elemental Summary of Cost
Elemental detailed Backup
OHP/Prelims/Professional Fees/Risk/Contingencies
What are the main elements of a in the elemental cost estimate
Enabling Work/Demolition
Substructure
Superstructure (Frame, Upper floors, Roof, External Walls and doors, Int walls and doors)
Finishes
M&E
External Works
What is usually excluded from an Order of cost estimate (OCE)
VAT
Inflation
Site Acquisition costs
Loose FF&E
Section 106 Agreement
Removal of contamination and hazardous material
What is the Section 106 Agreement
Planning obligations under Section 106 of the Town and Country Planning Act 1990 (as amended), commonly known as s106 agreements, are a mechanism which make a development proposal acceptable in planning terms, that would not otherwise be acceptable.
S106s are agreements between local authorities and developers that are negotiated in the context of granting planning consent.
The common uses of planning obligations are to secure affordable housing, and to specify the type and timing of this housing; and to secure financial contributions to provide infrastructure or affordable housing.
What sort of things is the money from S106 spent on?
Affordable Housing
Open space or environmental improvements
New roads and transport capacity
Health and education facilities
Why is VAT excluded
Different clients will incur different levels of VAT
Our PII does not cover advising on levels of VAT and interest
What is a cost plan
A cost plan presents the estimated cost of a project in elemental format
What is the purpose of a cost plan
It is used by the cost consultant to control the development of the design
It identifies the budget and how the money is allocated to different elements
What are the benefits of a cost plan
It allows client to make better informed decisions on design development and change
It allows elemental comparisons for when tenders are returned or when design has been developed
When would you do a cost plan
RIBA Stage 2 to Stage 4.
Stage 2 - Concept Design is made available and the cost plan may be produced at a fairly high
level.
Stage 3 - Spatial co-ordination of the building is undertaken
Stage 4 - Technical design is made available and cost plan updated to reflect the Architect and
Engineering technical designs. This will typically form the basis of a pre-tender estimate to compare tender
submission against
What are the components of a cost plan
Basis (Assumptions and Exclusions)
Construction costs
Prelims
OHP
Contingency
Inflation
Area Schedule
Information list used
How do you proceed if a cost plan exceeds the budget
- Assess the costs to determine which elements are pushing up the costs and compare with OCE
- Propose Value Engieering options for the overspend to bring it back into line with project budget
What is the difference between an order of cost estimate (OCE) and a cost plan?
a. OCE is prepared early in the design process (RIBA Stage 0 -2) where design information is limited so is based on cost per m2 or cost per functional unit
b. Cost Plan is prepared after RIBA Stage 2 and is an elemental cost plan which develops and becomes more detailed as design develops
What is BWIC?
Builders Work In Connection and is usually set as a percentage of the services cost.
BWIC accounts for the Main Contractor to perform any drilling, fixing, cutting and penetrations to
enable the services installation.
What is Contingency?
A sum included in the estimate to cover unknown expenses/ risks based on a percentage
How is Contingency assessed?
The amount included should reflect the risks and unknowns specific to the project.
During early estimates when little information is available it is common to include a 10%
This should reduce as more information becomes available and the unknowns decrease.
What are Preliminaries?
General items needed by the contractor to carry out the work that cannot be attributed to specific items of work