Medium – WWM

What are the various form of procurement?

There are Three main procurement methods

1. Traditional Contract
2. Design and Build
3. Management contract

Traditional Contract

This is probably the most commonly used method and it is suitable for:

• All clients, including inexperienced clients
• Complex projects and projects where functionality is 
a prime objective
• Time predictability
• Cost certainty.

This is a low risk option for clients who to wish minimise their possibility of overspending and delays, or design failuOn the other hand this method of procurement is not suitable for fast track projects

Fast track projects the client;

• Develops business case
• Develops brief and budget
• Appoints team of consultants to prepare design
• Appoints building contractor to construct to the design, by the contractors completion date and price agreed
• Often the work is sub-contracted to specialist firms, but the main contractor remains liable
• Consultants hired administer the contract on behalf of the client but advised when issues raised towards the design

This is a low risk option for clients who to wish minimise their possibility of overspending and delays. But by separating the contractor from the design this can cause missed opportunities for any input by the contractor. Risk can arise from the design phase if it is rushed as unreasonable time targets are set.

Traditional procurement has three types:

• Cost reimbursement: The sum cost is calculated from the labour and materials. An amount is added to cover overheads
• Lump-sum: The contract sum is determined before the construction can start.
• Measurement contracts: Sum of contract is not confirmed until completion of the project

Two Stage Contract

Stage one is between the client and the consultants. Stage two the contractor contributes to the final development of the design and tender documents.

Design-Build

This type of procurement appoints the contractor responsible for the design and construction of the project.

This type is suitable for:

• All clients, even inexperienced clients and clients that require distance from the project
• Fast track and cost certainty

Not suitable for:

• Developing or unclear design brief
• Complex buildings

Contractor takes full responsibility for the design and construction. Consultants or in house designers are employed for the design phase. Specialist sub-contractors will carry out most of the construction.

This method of procurements provides a single point contact for the client. This enables the client to communicate with the contractor however, the client is committed to the cost of construction and design much earlier than in the traditional contract approach. Risk is shifted to the contractor as they have full responsibility. Changes to the design by the client can be expensive, as it will affect the whole Design-Build not just the design team compared to the traditional contract.

Management Contract

This suitable for:

• Fast track projects
• Complex buildings
• A developing brief

Not suitable for:

• Inexperienced clients
• Cost certainty

In this method of procurement the client appoints designers and contractor separately.  The contractor charges a fee to take the role of managing the construction works. Contractor works alongside the design team to develop programme for construction and contributing to the design and costing of the works. Contractor appoints specialist sub-contractors to carry out works.

This type of procurement means that the design and start on site overlap with the design and tender package being available to suit the construction programme.

The management contractor gains a consultancy relationship with the client as they do no carry out any of the construction work. Success of the project depends of the contractor’s team.

In this type of procurement construction tends to start ahead of completion of all design stages. This means adjustments are made to the design later in the programme to keep the project within budget. Overall process of design and construction tends to be shorter than Design-Build.

Key criteria

• Time
• Cost
• Quality

What method was used for the Whitechapel Art Gallery and what was the architect role?

The method used for the Whitechapel Art Gallery was Lump-sum. This method was used as it is low risk for the client.  Design- bid- build was used for the gallery, which started as a competition for the Gallery. This in result divided the design and construction stage of the project. Tender drawings where produced after the design stage to be handed over to the appointed contractor, Wallis Special Projects. Traditional procurement used to ensure that the client was happy with the design before construction started. Drawings and documentation where made before the construction process. By doing so, this should maintain the cost of the project to be low or on budget terms. On the other hand, alteration to the design after construction that can prove to be problematic, therefore the process can take longer than other methods.

Robbrecht En Daem was the project coordinator. He was involved in the design stage and was based in Belgium. WWM had the role to ensure that the project was carried out and constructed to the according design. They had the role of the consultants as they had to administer the design and construction stage and ensures everything runs according to plans. They where based in the UK so they had the responsibility to primarily oversee the project.