Ann Reed for the Handsworth Funding and Fundraising Consortium seeks answers to these and other questions as she interviews architect Frank Brophy RIBA, Senior Partner in the local firm of Brophy Riaz & Partners Chartered Architects.
So Frank what would an Architect do for us?
An architect will agree with you, your requirements (the brief) and then produce a building design to meet these requirements and to fit in with the particular building site and immediate surroundings. The Architect will use their training and skills to maximize the available space and light to create a building that the users will enjoy. The Architect will also inspect and oversee the construction work.
Who else would you involve in a capital building project?
Frank answers that his firm would want to engage a Structural Engineer who will analyze the ground conditions to produce the appropriate foundation design. The Engineer will then produce a structural design for the building working closely with the Architect in order to achieve the features incorporated in the Architect's drawings. The structural engineer will check the structure as it is being built to ensure that the work is being carried out in accordance with the contract drawings and specifications.
How will we know how much it's going to cost?
We will need a Quantity Surveyor (QS) to give professional cost advice with regard to the anticipated project costs at the feasibility stage and detailed design stage. The Quantity Surveyor will also check the work in progress to agree the amount of each stage payment accurately reflects the actual progress of building work on site.
Then I asked Frank about other members of the design team.
He recommended that a Planning Supervisor should be appointed as required under the Construction Design Management Regulations. The Planning Supervisor is to prepare a pre-tender health and safety plan itemizing any issues on the existing site which the contractor must take into account in order to carry out the works safely. The Q.S will check the final account for the project.
Frank explained that at the end of the project the Planning Supervisor will assemble the health and safety file. This is then kept with the building and its function is similar to a car manual. If any plant, equipment, fittings, or finishes need repair or maintenance, the file will list the suppliers / manufacturers details and component references. The file will also contain as-built drawings for the building, drainage, electrical and pipe work layouts.
When we are ready to start building who will oversee the work?
In answer Frank explained that it is the role of a 'Site Agent' to oversee the actual building work on site. This will involve the transfer of the information on the architects and engineers drawings into setting out on the ground and organizing the materials and skilled labour. The quality control of the built work also falls within the Site Agent's duties.
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I asked Frank to explain the difference between a 'traditional contract' and 'design and build' as the organisations we work in the SRB6 area find it hard to decide on which option to choose.
He explained that a builders (or quantity surveyor's) estimate is prepared at the early stages of the project to give an approximate indication of the likely cost. Because it is prepared at an early stage, it is often based on a cost per square metre of buildings, car parking and landscape. Cost for professional fees and VAT should be included in the estimate.
A building tender is a more precise costing prepared by up to 6 contractors competing against each other. The contractors prepare their costing from detailed architects / structural engineer drawings and specifications and the builder will prepare a priced Bill of Quantities (listing the amount and cost of materials and labour needed for each part of the building).
When Frank compared a 'Traditional Contract' with 'Design and Build' he explained that with the traditional method the architect, structural engineer and quantity surveyor are employed directly by the client. The architect has a stated role in the contract to administer the terms of the contract - which may, for example, mean taking steps to have below-standard building work re-done at no expense to the client. As the architect is employed directly by the client, there is more design freedom to produce an interesting design.
He explained that in the 'Design and Build' option, the architect and structural engineer are employed by the builder. The builder therefore has substantial influence in the design put forward to the client. This also applies to materials and finishes. There could be a risk of a reduction in design standard and specification quality. These difficulties can be overcome by a two stage process where by the architect and engineer are initially employed by the client to produce the design and specification. The project is put out to tender and the architect and engineer are then 'novated' to the chosen contractor. This effectively means a switch to ‘Design and Build’ over the design once the design and specification is agreed. Frank explained the advantage of this is relative price certainty, as the contractor agrees to deliver the specified building for the stated cost. The disadvantage he highlighted is that changes to the specification / design are not easily incorporated and costed - because, unlike the traditional contract, there is no priced bill of quantities with which to measure and evaluate charges/additions/modifications. For this reason ‘Design and Build’ contracts are rarely used on projects which involve refurbishment or alteration of existing buildings.
Frank Brophy RIBA of Brophy Riaz & Partners Chartered Architects can be contacted at 48a Hylton Street, Jewellery Quarter, Birmingham B18 6HN Tel 0121 507 1616 Fax 0121 507 1177 e-mail info@brp.uk.net
Capital Funding Case Study - the development of the Victoria Road Multi Use Centre
A timber framed galvanised iron “Mission Hall” stood on the junction of Victoria Road in Handsworth since 1885. In 1999 the Handsworth Mission Baptist Church recognised that the building was no longer suitable for its purpose. Ready access for people with disabilities was a problem because of steps and narrow door-ways. A 1960's toilet block leaked badly and could only be approached through the kitchen.
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