Traditional vs D&B or Cost plus?

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We are seeing an increase in clients looking for different approaches to a traditional procurement in their projects, so we thought we would talk you through the main procurement options in the market at the moment and the advantages and disadvantages that you may experience.

Let’s start with TRADITIONAL PROCUREMENT

The client hires an architect to design the project and then complete a tender package to allow multiple contractors to price the proposed works.  On selection, the client enters into a separate contract with the contractor to that of the architect.

Disadvantages

  • Longer overall project duration due to sequential design and construction phases.

  • Increased potential for disputes between designers and contractors if there are variations to the scope.

  • Higher administrative burden for the client in managing multiple contracts and coordinating between designers and contractors if they self project manage.

Advantages

  • Greater control for the client over the design process as everything is designed ahead of a contractor pricing it.

  • Higher quality outcomes as clients can choose any architect and any contractor based on their previous projects.

  • Competitive tendering process allowing the client to understand market value.

 

Then there is DESIGN AND BUILD (D&B)

In a design and build procurement, a single entity is responsible for both the design and construction of a project.  The client typically signs a single contract with one firm which effectively streamlines the communication and decision making process.

Advantages

  • Single point of responsibility, reducing the potential for disputes between designers and contractors and streamlined project management in one place.

  • Faster project delivery due to concurrent design and construction phases.

  • Potential for cost savings as the contractor can optimise the design for constructibility and cost efficiency.

Disadvantages

  • Limited flexibility for the client in choosing separate designers and contractors.

  • Potential for conflicts of interest and cost increases if the selected company prioritises cost-cutting over quality or the expectation of quality is mismatched between client and contractor.

  • Clients may have less control over the design process compared to traditional procurement.

 

Finally, let’s look at COST PLUS PROCUREMENT

In this route, the architectural appointment remains separate in a traditional route, but the difference comes in the contracting as the client agrees to pay the contractor the actual costs of the building work and labour etc plus an additional fee (normally a percentage) to cover overheads and profit.

Disadvantages

  • Limited cost certainty for the client, as final project costs may exceed initial estimates.

  • Potential for conflicts of interest if the contractor has an incentive to increase costs in order to maximise their fee.

  • Requires a high level of trust between the client and contractor, as the client relies on the contractor's integrity in reporting costs accurately.

Advantages

  • High degree of transparency, as the client has full visibility into project costs and is only responsible for reimbursing actual expenses plus agreed fee.

  • Flexibility to accommodate changes and uncertainties during the project, as costs are not fixed.

  • Potential for cost savings if the contractor is able to complete the project under budget.

 

As you can see, the choice between Traditional Procurement, Design & Build and Cost Plus procurement depends on a number of factors such as project complexity and timelines, client preferences with regards to quality, budget constraints, and risk tolerances.

Each method has its own set of advantages and disadvantages, and the most suitable approach will vary depending on the specific circumstances of the project.

There are also other more bespoke offerings around, but they are mainly variations on the above three listed methods.

Garden Rooms

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Greenwich Garden Studio

Garden rooms are becoming more popular than ever. They offer a great opportunity to work from home in a dedicated space separated from your house. They are a great investment, less disruptive than a full house refurbishment, but still opportunity to commission a piece of life enriching architecture of your own.

As garden room architects, our garden rooms are unique buildings that respond to their surroundings and landscape. Unlike ‘off the shelf’ buildings, each of our designs makes the most of the possibilities in the context as well as providing exactly what our clients need internally.

Most are build on solid foundations as we believe that a garden building should provide the same quality of space as the main house. Solid foundations mean we can maximise the internal space by building flush with the external ground. It also allows us to build in brick or other heavy materials which sit well in the context but also provide high levels of fire resistance. This means we often build right up to the boundary on the property integrating the building into garden walls for example.

A solid construction garden building will have a lifespan as long at the host building, they will cost more then timber prefabricated options but will last many times longer, provide better quality space, and bring more joy.

Many garden buildings can be built under permitted development, meaning no planning permission is required.

Here are a few that we have designed over the years. Click the image for more information.

Yoga Dojo

Counselling cabin

South Downs Sitooterie

Maresfield Outbuilding

If you would like to understand the options you may have at your property please get in touch by filling in a few details on this form and we will arrange a call back.

Rackham Library

Aye Aye, AI

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Is AI changing the way you work? I’m wondering! You can now ask Chat GTP to write your newsletters, posts and emails…the list goes on and on.

What does this mean for us? Can AI do our jobs better than we can; or does it miss some of the nuances?

To answer this question, a starting point might be to look at what we actually do all day and whether there are tasks in there that could be done by some kind of AI. This will be a useful task in its own right, no doubt many of us will be reflecting where our value lies!



For me personally, a typical day might start by deleting emails like this one! A typical email I receive might want me to outsource CAD work or CGIs to India or China. There are always a fair share of double glazing sales emails too of course.



Among them are one or two important ones from clients, naturally sharing their appreciation for the hard work we are doing for them, but perhaps politely asking when their planning drawings will be ready or why the glazing we have recommend is costing so much and taking so long!



I attempt a response along the lines of “…from our 20 years experience refurbishing house we have found that these particular windows provide the best quality product and service while achieving the very specific requirement we have in this situation… which in turn will ensure that the wonderful morning sunshine that your site benefits from will flood fill your breakfast table with warm spring sunshine while also mitigate against excessive overheating due to the special coating this manufacture can offer to its glazing….” While intermittently delating emails with subject headings of “cheap and fast aluminium doors systems”.



I decide to give Chat GTP a go:

Apart from insisting to spell ‘emphasise, minimise and prioritise’ with a ‘z’, that is not a bad effort! A couple of carefully selected prompts might get quite an acceptable response, it is certainly polite and professional, and created in just a few seconds! Or is there something missing?




I move onto looking at some proposed plans with one of my colleagues. How do we get this bathroom and utility room to fit in this space? Chat GTP isn’t going to fix this one I think to myself…

Design is sometimes actually a process of trial and error, exploring different possibilities, drawing them assessing them … perhaps there is an AI that could do this* and leave us with the task of assessing and directing the possibilities. Akin perhaps to outsourcing CAD work to one of my earlier offers.

*A quick google search doesn’t yield anything but I’m sure it is there somewhere (or is it an opportunity?)

This one at Architechtures seems to be able to efficiently design entire residential buildings for ultimate efficiency, cost and energy performance! 🤔

ARCHITEChTURES

https://architechtures.com

 

Personally I’ve always resisted outsourcing and remote working of recent years because the collaborative design process of working as a team is very hard to replicate without being in the same room, let alone artificially simulate. We must not forget to value the power of communication, teamwork, and collective problem-solving.

The afternoon involves a site visit where onsite parameters require a change to the design of a garden building; conversations with our contractor yield a richer solution that utilises their specific skill set.

There is so much more to architecture than efficiency. Humans need homes and spaces that create an emotional response, just as they do with their relationships and connections to the wider world. While some triggers can be artificially simulated, can AI ever be truly creative and provoke a genuine response to emotions such as empathy, inspiration and serendipity?

It it certainly true that AI tools will help us to design more efficiently and possibly even better, but I dont think those of us that strive to create life enriching spaces, made with genuine collaboration and craft will be out of a job just yet; in fact these are areas where we probably bring most value.

For a final bit of fun, I have run my conclusion back through Chat GTP, requesting humorous summary written in a more British way (no z’s please). This is what I got:

“Creativity, my dear chaps and chappettes, is not only a game of skill and technique but also a deeply emotional journey that taps into the core of our human existence. When it comes to design, it's not just about crafting spaces that are visually appealing or functionally efficient. Oh no, it goes far beyond that. Design is an art form that speaks to our innate desire for personal connection, creativity, uniqueness, and the evocation of memories and nostalgia.


You see, my friends, when we create a space, be it a home or a workplace, we're not merely arranging walls and furniture. We're sculpting an environment that becomes a vessel for human experiences. It's in these spaces that cherished memories are forged, where we seek solace, celebrate joyous occasions, and find inspiration. It's where we express our individuality and find comfort in the embrace of familiarity.

In the realm of design, AI may excel in generating options based on algorithms and patterns, but it falls short in understanding the deep emotional nuances that underpin our connection to spaces. The human touch, my friends, is what infuses design with that intangible quality that tugs at our heartstrings and resonates with our souls.


Through our innate creativity, we architects and designers have the remarkable ability to capture the essence of human emotion and weave it into our creations. We consider the play of light and shadow that evokes a sense of tranquility, the careful selection of materials that bring warmth and tactile pleasure, and the arrangement of spaces that spark a sense of wonder and curiosity.


These emotional elements are the secret ingredients that make design truly transformative. They forge a personal bond between individuals and their surroundings, transcending the boundaries of time and leaving an indelible mark on our hearts.

So, my fellow creators, let us celebrate the emotional tapestry of design, where our expertise as architects and designers intertwines with the deep-rooted human need for connection, creativity, uniqueness, memory, and nostalgia. Together, we can shape spaces that not only cater to functional needs but also stir the depths of our souls, leaving a lasting impression that transcends the ordinary.


With heartfelt creativity,”

Matthew Wood

MW Architects

Resilience In Architecture

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The field of architecture is interconnected with flooding issues in several ways. Architects play a vital role in designing structures that can withstand the impact of nature and ensuring resilience in communities.

This photo study explores the rural town of Betsw-y-Coed, Wales, where flooding is captured. The storm caused a disruption in the town’s infrastructure resulting in a complete halt of transportation and isolating the town from the outside. What can be seen is resilient and flood resistant materials in key parts such as natural rocks, concrete and metal used to direct the flow to adequate run offs zones. Building placements have been strategically placed far away from runoffs and designed around the natural green infrastructure of the embankment, accepting the inevitability of future flooding and erosion of their land.

It is interesting to observe the reevaluation of potentially harmful materials from a fresh perspective, and the resilience of this small town in Wales appears to be quite remarkable

All photos taken by Corben on 35mm film

Aftermath

All photos taken by Corben on 35mm film


By Corben

The emerging technique of Cross Laminated Timber

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The use of timber as a constructional resource is a contentious topic. 

There are a finite number of trees in the world, and with the growing demand for sustainable solutions, we are starting to see a widespread use of timber. 

Unprocessed or fresh sawn timber has limited use but applying a Cross Laminated Timber (CLT) technique to raw timber amplifies its properties, though the subject is not widely known. There are many similar lamination techniques such as Plywood, Laminated Veneer Lumber (LVL), and Glued Laminated Timber (Glulam). Akin to techniques, cross grain lamination process yields great structural results equal to concrete. 

Award winning chart street studio by Ian Chalk Architects 2019-2022.

Located in Hoxton, Chart Street Studio shows sustainably sourced cross laminated timber being used on both structural connections and to aesthetically complement the tone of the exterior brickwork, bridging “between the old and new”.

Glulam joints. Source, Photo by Frame homes and Better builds

Overall, there are no domestic lamination production sites within the UK. As CLT is mainly manufactured in Europe, this results in an associated tax when importing, demonstrating the demand for the material and the presence of an already dominating European market.  

Despite concrete and steel are also more widely available, this conversation highlights the process of laminating timber within smaller residential homes and sheds light on why to choose this material is preferred over others, how to deploy it and why is it sustainable? 

In 2023, the average cost of CLT per sq. meter is on par with that of steel, albeit both at high rates. This is due to the manufacturer’s performance standards and labour intensive process of being harvested, planed, kilned with resin, then finally importing the material.   

Additionally, CLT further offers a closed-loop economy where it can be reclaimed and recycled various times by a relamination process. There are also practical properties of durability, acoustic absorption and the prevention of thermal bridging due to good thermal retention, not forgetting the psychological benefits it provides. For example, at the Maggie centres, prefabricated panels of exposed spruce and tulipwood were used to soften the environment to their patients. 

“to make an extraordinary environment capable of inspiring visitors with hope and perseverance during their difficult health journeys.”
— Heatherwick studio on Maggie Centres

Whilst fire continues to be a developing concern around timber, the lamination process along with its heavy mass and density of CLT, creates a protective “charring” layer when burnt over time. This charred charcoaled layer is intended to be a protective barrier to the main structural core of the material. In addition, the resin in the lamination process starves the fire of oxygen to prevent further burning to its core. 

“have you ever tried to light a log with a Bic lighter? There’s just so much mass there. The fire event will burn into the wood to a certain extent, lose its oxygen source and self extinguish.”
— Casey Malmquist, CEO and president of SmartLam

Simulation of the Fire Resistance of Cross-laminated Timber (CLT) by Schmid, J., Klippel, M., Just, A. et al.

In light of the tragedy of Grenfell, we are now seeing buildings removing external cladding to comply with new stringent standards on fire integrity to prevent another disaster, and in this wake, buildings with laminated timber have their insurance premiums further increased. 

Holistically, lamination techniques can be used for their modularity, where it can be made to size and used as prefabricated panels. One example is the approved planning scheme of new-builds in Beechwood Village masterplan from Pollard Thomas Edwards and BPTW. The 251 home scheme, consisting of part social and part private residential homes in Basildon, focuses on a modular design structure. Prefabricated CLT panels are constructed away from site, then installed with a cavity and an additional exterior brick skin, reducing time in construction phase.   

Holistically, lamination techniques can be used for its modularity where it can be made to size and used as prefabricated panels. One example is the approved planning scheme of new-builds in Beechwood Village masterplan from Pollard Thomas Edwards and BPTW. The 251 home scheme consists of part social and part private residential homes in Basildon where the focus is on a modular design structure. Constructed away from site with prefabricated CLT panels, then installed with a cavity and an additional exterior brick skin, this reduces time in the construction phase. 

Beechwood Village masterplan from Pollard Thomas Edwards and BPTW

Cross Laminated Timber has many forms and abilities to be reused. While it is a renewable and sustainable material with excellent structural properties, it would be naive to disregard the current volatile economy in the UK, the concerns around fire safety and the premiums.

It is clear that there are both benefits and challenges associated with the use of Cross Laminated Timber in construction, and given the research, there shows potential for Cross Laminated Timber being a viable option in smaller residential homes in the future. It is important to continue exploring laminated timber material as an innovative and sustainable solution. 

These are only a handful of examples, and within this blog, the subject has been lightly touched on. It is an emerging field in the UK where we are following suit from various different nations, and these laminated techniques are metaphors for breaking free from traditional methods. 

By Corben

Focus on NW3

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While we work across all London boroughs and beyond, we have particularly extensive experience in Camden and more specifically NW3. It’s a fantastically diverse area, with many different styles and sizes of property, which is why we love working here. Most of NW3 is covered by conservation areas and with that brings particular challenges and negotiations with the planners.

Here is a selection of projects we have worked on in NW3

Lancaster Grove

A 750 sq m new build house including a basement and large outbuilding. Click here more info.

Yogo Dojo

The outbuilding from the previous project. Despite being in a conservation area we were able to do this under permitted development.

Prince Arthur Road

A full refurbishment and extension of substantial period villa.

Maresfield Gardens

Full refurbishment and extension of a period property involving a change of use from HMO/hostel to single family dwelling. Change of use, even with a net loss of units, can benefit from considerable VAT reduction.

Mackeson Road

Terraced house in need of strong vision to connect outrigger to main house.

Courthope Road

Full refurbishment, extension and loft conversion in conservation area.

Briardale Gardens

Edwardian period house refurbishment and extension

Ornan Road

Recently finished this is a 1960’s house that we completely refurbished. This terrace is actually not in a conservation area. We haven’t photographed this yet but there is a short video.

Courthope Road II

This approved planning application almost doubled the size of a upper maisonette flat.

existing

Proposed