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TWELVE

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Communicate | Design | Build

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Design of the Development Process


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1 2 3

TWELVE+ 00

Executive Summary

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01

Introduction

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02

Project Overview

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03

Who is our Client?

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04

Current Issues

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PROJECT PHASES 00

Project Phases Overview

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01

Phase 1 - Meeting & Briefing

28

02

Phase 2 - Application & Registration

34

03

Phase 3 - Concept & Design Development

38

04

Phase 4 - Technical Design

48

05

Phase 5 - Construction

56

06

Phase 6 - Handover

64

07

Phase PLUS - Building In-Use & Monitoring 68

08

Post-occupancy

CONCLUSION 00

Conclusion

80

01

Risks

82

02

Process Overview

84

03

Bibliography

86

Contact Us

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1 +

TWELVE


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00 EXECUTIVE SUMMARY

The future of the architect in the construction industry has been diluted over the years to resemble an office of ‘creatives’ that don’t understand the ever-changing construction industry. As technology advances, the construction industry adapts and experiments. In this experimental frame, we propose a medium, in the form of an application, that will help concrete the ‘architect’ into the profession and retake the professional stance architects once had in the industry. Through the TWELVE+ application, we build a network of buildings that will speak and learn from one another, with the aim to always improve and make efficient not only the building, but the entire process of construction from the brief to the handover and the continued monitoring of the building in order to close the building performance gap. The application is a seamless phase by phase approach to the design, construction and post-occupancy process, transparent to the client and all main consultants.

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We as a practice, desire to not only design excellent architecture, but we want to extend the connection we have with clients and buildings. We wish to manage and maintain our designs through the use of data collecting technology to gather information on the performance of our buildings and develop ourselves as architects in the process. The data collected will be used to make more informed decisions in various phases in future projects. This data can also be useful in guiding the client to adapt and change the current building if the information collected pooves the building is less efficient in performance and/or use during its postoccupancy.


01 iNTRODUCTION

Twelve Plus

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Built on the RIBA Plan of Work 2013, the TWELVE+ application focuses on empowering the architect and creating transparency throughout the construction process. The application deals with current issues in all the phases, explained further in this journal.

This journal identifies several issues derived from the current RIBA Stages (2013), which the TWELVE+ application resolves, by forming better communication networks between all the parties involved in the construction process.

Phase 1 - Meeting and Briefing (Comprises of RIBA stages 0 and 1) Phase 2 - Application and Registration (This is an additional stage) Phase 3 - Concept and Design Development (Comprises of RIBA stages 2 and 3) Phase 4 - Technical Design (Comprises of RIBA stage 4) Phase 5 - Construction (Comprises of RIBA stage 5) Phase 6 - Handover (Comprises of RIBA stage 6) Phase 7 - Building in-use and Monitoring (Comprises of RIBA stage 7)

The TWELVE+ application is available on computer and mobile phones, compatible with Windows, MacOS, iOS and Android, but this journal focuses on the mobile application in order to emphasise the efficiency and ease this application provides, for when professionals are out of the office.


Android

iOS

Figure 1: TWELVE+ Platform Compatibility

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Windows

MacOS


02 PROJECT OVERVIEW

Architect TWELVE+ Location Manchester, UK Budget ÂŁ700,000 Project Description Construction of a new housing unit for the Almshouse Association, a registered charity. The housing unit is built of local, affordable materials and crafted by local tradespeople. The project will create 50 new affordable homes for vulnerable people. This project will rely on affordable and reliable future maintenance, that TWELVE+ application excels in.

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03 WHO IS OUR CLIENT?

Almshouse is a charity that provides affordable housing and support for vulnerable, often older people. The housing is usually built on a very strict budget and the future of the housing is to be managed and maintained using the low rental payments that the inhabitants pay each month. Almshouses are managed by volunteer trustees and there is limited knowledge among them to support their intentions to aid the residents in managing and maintaining their property. The projects often use local craftsmen and locally sourced materials to ensure affordability.

Figure 2: The Almshouse Association 11


Almshouse Association Almshouses members pay a subscription fee that covers 50% of the annual running costs of their projects. The remainder of the funds come from fund-raised events and sponsorships.

Figure 3: Cash Inflow Through Rents + Events CASH INFLOW THROUGH RENTS + EVENTS

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Affordable housing solution

Affordable housing solution for old oldand , vulnerable for vulnerablepeople people

Strict budget and Strict budget and

maintenance through maintainance through rents rents

Volunteer trustees Volunteer trustees with limited knowledge with limited knowledge about management + about managment + maintainance maintenance

Subscription fee Subscription fee

ALMSHOUSE ASSOCIATION

Figure 4: Customer Specifications

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04 CURRENT ISSUES

Introduction Historically, architects took a lead design role in the construction industry. However, today the role of lead designer involves additional services beyond those of a traditional architect. The lead designer is often still the architect, but the overall management of trades and responsibilities has been diluted. It is with the TWELVE+ application that we hope to simplify the required involvement of management and communications and restore this control to the lead design through the use of our practical, Twelve+ application. The TWELVE+ application aims to untangle some of the issues facing the construction industry in three stages. The three different categories are: Design Issues Communication Issues Data Issues

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Limited Role of Architect

Payment Issues

Overtime

Culpability of Architect

Tender

Understanding Client Requirements

Cyber Security

Transparency Between Parties Data Collection

Identified Current Issues Building Efficiency

Post-occupancy Figure 5: TWELVE+ Platform Compatibility

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Design Issues

Limited Role In Construction

Overtime Work

Clients are increasingly employing a main contractor who in turn subcontracts the design work to an architecture firm of their choice. This would then mean that the main contractor holds all the responsibility and has the final decision on the project design. This comes with several problems in that quality of the project can often be compromised for the aspiration of financial gain from the project.

It is not uncommon to hear architects complain of working many hours overtime for no increase in wages, this has even become well known in the student community as the ‘norm’ in architectural practice.

Limited Role of Architect

Payment Issues

Design

Figure 6: Design Issues

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Overtime

Culpability


Payments

Culpability Of Architects

Despite completing their tasks, architects can often be faced with the problem of not receiving payment for work. This can cause significant problems when companies rely on the next payment to pay their staff to ensure they can continue trading.

Architects often find themselves carefully selecting the words they use in communication to ensure blame cannot be directed to them. It becomes a complicated game of passing and avoiding blame, at the cost of the client.

BUILDER Builder

CLIENT Client

MAIN MainCONTRACTOR Contractor

SUB CONTRACTOR Sub-contractor

ARCHITECT Architect

Figure 7: Overtime & Payment Graph

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Figure 8: Design Communication


Communication Issues Tendering

Tendering for construction projects has several issues depending on who the client contacts as the main contractor.

Architect As The Main Contractor Miscommunication or a lack of understanding of the client’s needs may result in incorrect pricing for irrelevant or unrequired tasks. Communication is key to ensure that the information in the tendering stage is documented and fair to all parties. Undervaluing the cost of a specific task due to lack of understanding another issue our app aims to resolve. For example, the time estimated to take of a particular task vs the time is actually took is a gap our application aims to close.

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If The Main Contractor Is Not The Architect The main contractor’s primary focus is providing the client with a building as close to their budget as they agreed upon and managing the other trades to ensure that happens. If the architect wishes to make changes to the design, the main contractor may cut corners to ensure that the budget/profit is not stretched, resulting in an inferior design and poor quality work.

Understanding Client Needs Understanding the client’s needs throughout all stages of the project is important, so as to ensure that any unnecessary amendments to the project are not being made and work not approved by the client is not being carried out. This adds unnecessary cost to the project to which the client has to pay for.


Satisfaction Rate on Architects’ Performance TECHNICAL DESIGN PERFORMANCE

Effect on Maintenance Project Meets Brief Other Design Qualities Effect on Building Function Aesthetic Qualities

PROCESS PERFORMANCE

Commercial Understanding Value Adding Activities Adhering to Programme Technical Design Spec Managing Their Work Admin Efficiency Data Managements Approach Collaborating with Project Team Communicating with Client Understanding Client Needs Managing the Handover Process Explaining Design Proposals Developing and Interpreting the Brief

< Dissatisfied

Very

Dissatisfied Figure 9: % Satisfaction Graph 19

% responders

Fairly

Dissatisfied

Fairly

Satisfied

Satisfied >>

Very

Satisfied


Lacking Transparency

Post-Occupancy

The client may not understand the stages of construction, but wish to stay informed on what is happening and relevant in meetings to ensure they are getting what they want.

The post occupancy stages of a building is very detached from the construction process, and it is left to the client to deal with. There is a clear performance gap between predicted and the actual performance of the building.

Building Performance As a building ages, the environmental performance will weaken due to ageing materials and maintenance, and overall technology will increase performance further lowering the potential of a buildings environmental performance.

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Design Stages

Actual Building

Design Stages

Energy Energy Consumption Consumption: Sustainable

Sustainable

2 CO CO2 Emission Emission:

Low

Low

Lighting: Lighting Efficient Efficient

Figure 10: Building Performance

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Actual Building

Electricity: Electricity Efficient Efficient

Energy Energy Consumption Consumption: Unsustainable

Unsustainable

2 CO CO2 Emission Emission:

High

High

Lighting: Lighting Inefficient Inefficient

Electricity: Electricity Inefficient Inefficient


Data Issues Cyber-Security

Database

We live in an age of ‘Wikileaks’ and ‘NSA monitoring’. When we lie in bed and turn off the lights, we can count the little red lights that stare back at us monitoring everything from sleep patterns to blood pressure.

Hoarding data in a database is particularly problematic as it is vulnerable to corruption via external input and human error on internal corruption and error.

What does this mean? Data that is being collected always has the potential to be stolen or lost to the void of the internet; this is especially problematic when it comes to data protection and legal responsibility of the one who collects and hoards this information.

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Finance and Insurance Health/Social Care and Social Work Information and Communication Transportation and Storage Education Utilities and Production Wholesale Construction Professional, Scientific and Technical Administration and Real Estate Entertainment, Services and Membership Hospitality and Food Figure 11: Cyber Security

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2

PROJECT PHASES


00

1

Meeting and Briefing

RIBA PLAN OF WORK

OBJECTIVES PROCESS

2

Application Registration

3

Concept and Design Development

Stage 0: Strategic Definition

Stage 2: Concept Design

Stage 1: Preparation & Brief

Stage 3: Developed Design

Understand the brief of the client

App registration and assembling team

Developing concept design

Set up a meeting with the client

Client register into the application

Architect creates few initial proposals

Discuss about the potential project

Consultants register into the application

Introduce the application to the client

Client appoints all the consultants into the project directory

Discussing on Legally Binding Agreement

Client upload the brief document/file

Discussing about the payment method Signing a contract Client pays the fee to the consultants

Figure 12: TWELVE+Project Phases Overview 26

Architect upload the minute meeting

Regularly meeting with the client to update the design Client actively involved in the designing process Finalise Concept Design Client accept the design Planning Application Submission begin


4

Technical Design

5

Construction

Stage 4: Technical Design

Stage 5: Construction

Examining buildingsâ&#x20AC;&#x2122; technical aspect Other technical consultants design a detailed drawings Project tender Apply for Building Control Application Apply for Building Regulation Approval All consultants and contractor agree on JCT Contract

6

Handover

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Building In-Use and PLUS Stage

Stage 6: Handover & Close Out

Stage 7: In-Use

Construction phase

Handover of building to the client

Review the project & collecting data

Construction begins

Construction ends

Installation of Building Integration System recording energy use of the building

Regular sitemeeting discussing on the issue and progress of the construction Regular inspection by the architect Any defects will be updated in the application for further actions by the contractor

Architect issue the Completion Certificate Property handover to the users If there are some defects in the buildings Architect and client file complaints to contractor Snagging

Client pays the fee to the consultants

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Client pays the fee to the consultants

Architect issue Final Certificate

Data collection of the building Use the data for future reference and maintenance Data kept by TWELVE+ Property In-Use


01 MEETING & BRIEFING RIBA Stages 0 & 1

Stage 0

Issues

This stage is the initial consideration of the client considering the projects business case, outlining the rational behind the project, strategic brief considering different site and external factors when applicable, and the initial consideration of the assembly of the team.

Based on our experience and discussion, we notice that the process between stages 0 and 1 can be made simpler within the application and is encompassed within Phase 1. From the few first meetings, the client and appointed consultants can work on several issues based on the brief given by the client. The current separation between RIBA stages 0 and 1, makes the process more complicated. There is an uncertainty towards the clientâ&#x20AC;&#x2122;s loyalty as the architect may do speculative work which may go unpaid, or the client may receive a design and select a different firm to manage and build the product. TWELVE+ is trying to re-establish the communication network between the client and the consultant, throughout the design, construction and handover stages of a project. Figure 1 shows the difference between the traditional practice and the twelve plus practice.

Stage 1 This is the initial consultation where the Architect identify clientâ&#x20AC;&#x2122;s requirements based on the developed project objective encompassing the Stage 0 considerations, quality objectives of the project and the expected project outcomes from the completed design.

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Traditional Practice Figure 13: Difference Between Traditional and TWELVE+ Practice

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TWELVE+ Practice


Discovering TWELVE+ Karen, a layman in terms of construction and management, is a trustee volunteer for the Almshouse Association, a charity body who wants to discuss the development of new housing for the charity. Karen found us after searching for an architectural firm that offered continued maintenance for the finished product. Karen was drawn to the practice due to our unique selling point, the TWELVE+ application. The prospect of creating transparency during the process of construction and continual maintenance of the housing appeals to the charity. Karen wishes to remain informed throughout the design stage to ensure quality is not diminished, and the high standards the charity has come to be known for are met.

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Karen contacted the TWELVE+ marketing team and arranged a meeting to discuss the design considerations and finances. We start by introducing the TWELVE+ design team and briefly introducing the TWELVE+ application to Karen and the other trustee volunteers of Almshouse.

Meeting

Introducing App

Figure 14: Initial Client Meeting

Explaining App


TWELVE

Communicate. Design. Build

TWELVE

Communicate. Design. Build

Sign In

Username

Password

TWELVE+ App Introducing the + TWELVE app.

client

to

the

Sign up


Formal Meeting with Almshouse After a few days, the Almshouse Association agrees to meet TWELVE+ team to seriously discuss the project. During the meeting, we record the meeting minutes to make sure all details are recorded for future reference not just for the architect and the client, but also for other appointed consultants. Below are the different aspects that we discussed:

Design Criteria The projectâ&#x20AC;&#x2122;s site and scale are discussed based on budget and available land. TWELVE+ proposes the use of technology that will assist in the future maintenance and management of the Almshouse.

Access to Documents Through the TWELVE+ app the team working on a project can share information to each other and have access to documents. This provides an instant access to the documents once uploaded and a continued collaborative

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workflow not only between the consultants, but inclusive of the client as well. Documents that need a digital signature can be signed by the respective members, and available instantly to everyone else

Communication & Payment The app contains within it, a message section where team members can directly message each other regarding specific issues. Through the TWELVE+ app, the client is able to communicate with the architect or any consultant regarding flagged folders or documents, such as payment schedules or drawings and information is easily shared between parties involved, which increases efficiency and transparency. To alleviate speculative work and as per the agreed payment scheme, the application will not allow the project to continue until the necessary payments have been made through the application, and in turn the next phase will be unlocked for the consultants to continue inputting work for the project.


Design Criteria

Communication

Contract

Payment Scheme

Figure 15: Formal Meeting/Process

Example Declaration Payment Before any process can be moved forward, all parties must accept that payment has been received for work done up to the current stage of works, and is sufficient to fulfil the quotation for that section. Data Protection TWELVE+ accept and understand the Data Protection Act 2018 and ensure that in the event of a data breach, that all parties involved will be notified, and measures are taken to ensure privacy and security will be taken. I hereby declare that I, (i) The Almshouse Association, accept the above contract from (ii) Twelve+ as a legally binding contract. Signed Signed TWELVE+ The Almshouse Association

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02

PHASE 2

APPLICATION & REGISTRATION New Stage

This is a new phase not included in the current RIBA stage of works and is necessary for the use of the application throughout the project. The primary purpose of this phase is for all parties to create their accounts and given access to the different aspects they will be interacting with in the application, how to use it, and when to use it.

After introducing the application, we help the client understand the interface, registering their details into the application and answer their questions regarding.

The respective team member needs the following to be signed up: Name: First and Last Name Email: Company: Name of company being represented Role: Role of individual in the project Registration Number: Password: Create Password (8 Characters, 1 Number, 1 Symbol)

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Figure 16:Consultants register on the application


TWELVE

Communicate. Design. Build

App Registration Signing up to gain access into the app. Sign In

Sign up

Name

Email

TWELVE

Communicate. Design. Build

Company

The Almshouse Association

Role

Registration number

Project

1

Documents

5

Team

8

TWELVE

Visuals

12

TWELVE

Payments

Build and Design Stages

Contracts, Agreements, Drawings

TWELVE

Contacts

Communicate. Design. Build

Profiles

Process Visuals - Drawings, Videos, Photos

TWELVE +

Communicate. Design. Build

Payments per stage

The Almshouse Association Communicate. Design. Build Phases Project - Phases Build and Design Stages

Engineer (Frank)

Project 5 Phase

1

Messages

Build and Design Stages

Documents Drawings

Contracts, Agreements, Drawings

Search messages

Contracts

5

1


Client Appoints Consultants The respective members then get a registration number to which they will use to log into the application for their respective use. The client will also be given access to the portal under a client Domain. Once signed in, the consultants will indicate a successful registration, and once all the respective parties are registered, the project is then allowed to go to the next stage on the application.

Figure 17: Files feed into the app

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Figure 18: Client - Karen

Figure 19: Almshouse Association appoints the consultants on the application


Uploading Documents The TWELVE+ software management team will be responsible in creating these accounts within the software management department in the company.

The available documents will have the option of having a read receipt, to know who exactly has seen the required documents, and who has not. This feature removes the ambiguity of emails, and makes it very clear who has seen the documents.

The brief, consultations, minutes, agreements an all documents created in phase one are then uploaded into the application and access to the most recent documents are given to the consultants that need to see them this stage.

1

2

3

4

5

Setting Up Application Registration Document Upload Figure 20: TWELVE+ Registration

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Data Collection

6

7


03

PHASE 3

CONCEPT & DESIGN DEVELOPMENT RIBA Stage 2 & 3

Stage 2

Issues

This stage is the start of the concept design process. Commonly it is the stage when the project team develops several project / design strategies to respond and resolve the client brief. At this stage, design strategies are focused on addressing environmental and sustainable design resolutions to ensure and minimise negative environmental impacts. This is done by introducing and establishing energy efficient strategies that comply with the â&#x20AC;&#x2DC;Development Technical Policy Statements and design deliverables relating to building services and energyâ&#x20AC;&#x2122;.

The RIBA stages 2 and 3 are some of the most important stages within the design stage process because this is the phase where the Architect and client communicate and agree on an early brief. Issues with these stages include communication and transparency communication between the architect, Quantity Surveyor and Engineer at this stage is often convoluted (unless all parties are in house), due to the multiple parties having to communicate through different systems and from different perspectives. This is often because of the lack of transparency personal financial agendas and the lack of consideration for client needs.

Stage 3 This stage consists of the concept and developed design, which includes coordinated and updated proposals for structural design, building services systems, outline specifications, Cost Information and project strategies that align with the agreed-upon design Programme and client brief. During this stage, it is essential to review the Project Strategies previously generated. 38


Traditional Practice - Fragmented Process

TWELVE+ - Inclusive and Colaborative Process

Figure 21: Difference Between Traditional and TWELVE+ Practice Processes 39


Phase 3

40

Stage 2 Resolved

Stage 3 Resolved

In regard to the TWELVE+ app and the design team, we have introduced a “client for life” system that is based on a sensor data collection /management system that was designed to make the environmental and sustainability aspects of our designs more efficient. During this phase, the initial concept design is produced in line with the requirements of the Initial client Project Brief. Moreover, in this phase the Architect communicates with the engineer and QS, however, unlike the traditional process of design, the client has input in the conversation and is privy to the design stage (partial access). This is done through a ‘phase by phase’ system that allows the client to access information and contact the design where needed.

Through the TWELVE+ app, the design process is made much simpler by a clear and transparent management and communication tool that allows the Architect, Client, Engineer, Quantity Surveyor and other parties involved to all access, upload, and share documents all on one platform. The documents required for this stage are: • Technical drawings • Payment Schedules • Meeting minutes • Final project brief • Sustainability strategies • Maintenance and operational strategies •Construction / health and safety strategies


TWELVE

Communicate. Design. Build

The Almshouse Association

Project

1

Documents

5

Team

8

Visuals

12

Build and Design Stages

Contracts, Agreements, Drawings

Contacts

Process Visuals - Drawings, Videos, Photos

TWELVE

Communicate. Design. Build

The Almshouse Association

Phases Payments

1

Payments per stage

Accessing the Phases The client, once the sign-up process is complete, can access the phases of the project.

Project

Build and Design Stages Architect Twelve+

Location Manchester, UK

Budget

£700,000

Project Description

Construction of a new housing unit for the Almshouse Association, a registered charity. The housing unit is built of local, affordable materials and crafted by local tradespeople. The project will create 50 new affordable homes for vulnerable people. This project will rely on affordable and reliable future maintenance, that Twelve+ application excels in.


TWELVE

Communicate. Design. Build

The Almshouse Association

Accessing Files Through the TWELVE+ app the team working on a project can share information to each other and have access to documents that they can flag issues on if needed. In addition to this, the app has a message section where team members can directly message other team members regarding specific (flagged issues).

Project - Stages Build and Design Stages

Phase 1 The project before a detailed design brief is created, for example in the context of sustainability, a refurbishment and/or extension may be more appropriate than a new

Phase 3 This stage deals with developing the initial project brief and any related feasibility studies to help enable the development of the concept design.

Phase 4 Here, the initial concept design is produced in line with the design brief established in stage 1, and presented to the client.

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Locked Phases

TWELVE

Communicate. Design. Build

The Almshouse Association

Project - Phases

Each phase is unlocked in due time, in accordance to real-time updates of the progression of the project. Phases are also unlocked when relevant and required documents are signed and submitted.

Build and Design Stages

Phase 1

Project Brief

Minutes

PDF

TWELVE

PDF

Communicate. Design. Build

The Almshouse Association

Seen by all

Delivered

Client Declerat…

Payment Sche…

Stages Project - Stages

PDF

EXL

Build and Design Stages

Phase 1 Seen by all

ere, the initial concept design is oduced in line with the design brief tablished in stage 1, and presented to e client.

Delivered

Client Decleration

Payment

Before any process can be moved forward, all parties must accept that payment has been received for work done up to the current stage of works, and is sufficient to fulfil the quotation for that section.

Data Protection

Twelve+ accept and understand the Data Protection Act 2018 and ensure that in the event of a data breach, that all parties involved will be notified, and measures are taken to ensure privacy and security will be taken.

I hereby declare that I, (I) The Almshouse Association, accept the above contract from (ii) Twelve+ as a legally binding contract.

Signed Signed Twelve+ The Almshouse Association


TWELVE

Communicate. Design. Build

The Almshouse Association

Messaging Through the TWELVE+ app, the client is able to communicate with the architect or any consultant regarding flagged folders or documents, such as payment schedules or drawings. Within the system, information is easily shared between parties involved, which increases efficiency and transparency.

Project - Phases Build and Design Stages

Phase 3

Design

Proposal

PDF

Design

Contract

PDF

Meeting

Minutes

PDF

Planning Application

DOC

1

44


TWELVE

Communicate. Design. Build

The Almshouse Association

Messages

Search messages

Architect

Hi Karen, I’m well thank you. How can I

10:00 am

TWELVE

1

Communicate. Design. Build

Engineer

Last seen getting paid more.

The Almshouse Association

Quantity Surveyor Yes! That is how much it costs…

Messages

M & E Engineer

Hi Jessica (Architect), how are you?

Last seen Tuesdays 11/11/19

Contactor Unavailable

10:05 am

10:00 am

Hi Karen (Client), I’m well thank you. How can I help?

2

I’ve attempted to view the documents in the (Phase 3 folders) but it seems they are locked?!

Queries When the client has a query regarding, the app, the project or any other relevant subject, they are able to contact the involved party and have a conversation, to discuss issues, answer questions and clear misunderstandings.

10:12 am

Oh I see. This is because you haven’t payed for the second Phase as per the agreement during our Phase 1 meeting.

Understood. I’ll go ahead and make the payment for Phase 3 now.

Thank you.

Message

10:10 am


TWELVE

Communicate. Design. Build

The Almshouse Association

Project

1

Documents

5

Team

8

Visuals

12

Build and Design Stages

Payments

Contracts, Agreements, Drawings

After payments agreed upon in Phase One (Client Declaration Agreement), the client is now able to access the locked documents.

Contacts

Process Visuals - Drawings, Videos, Photos

1

Payments

Payments per stage

ÂŁ Figure 22: Unlocking process

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PDF


TWELVE

Communicate. Design. Build

The Almshouse Association

Payments Phase 3 Payments per stage

Select payment method Visa

TWELVE

Communicate. Design. Build

The Almshouse Association

Mr Ive ******

Add Amount

Pay

International Payment

1

Swipe to complete payment

Project - Phases Build and Design Stages

Phase 3

Design

Proposal

PDF

Meeting

Minutes

PDF

Payments Due Documents are locked if the client fails to produce payment, as per Phase One Client Declaration Agreement. Previously locked documents can now be accessed.

Design

Contract

PDF

Planning Application

DOC

1


04

PHASE 4

TECHNICAL DESIGN RIBA Stage 4

48

Stage 4

Issues

Stage 4 is typically the stage in the project, drawings detailing out the technical design are produced in accordance to the responsibility matrix and project strategies to include all architectural, structural and building services information. It is at this stage where audits on details such as continuous insulation an airtightness and wall junctions are thoroughly checked before construction is allowed to begin. The buildings regulations are also audited by the respective consultant to make sure that the adhere to the regulation documents and the contract.

Being the stage just before construction begins, it is vital to get the all the information and drawings correct and circulated in its most revised form to all partied involved. There are therefore issues that come with this stage, and we have identified that as, the communication between the contractor and the architect, in coordinating their drawings and making sure everyone has uploaded the correct number of drawings are have access to the latest revision of the drawings available on the application. The client is often left out of the discussions that happen in this stage, and within our transparency ethos, we want the client to be able to have access to not only the files as they are being uploaded, but the conversation that the consultants have with each other.


Notifications There are several communication issues in the technical design sage that can be simplified. Communication between contractor, consultants and architect can often become complicated and difficult as revisions are made to drawings.

TWELVE

Communicate. Design. Build

TWELVE +

Phases Project - Phases Build and Design Stages

Phase 4

Planning Documents

Tender Document

TWELVE

Communicate. Design. Build

TWELVE +

Seen by all

Delivered

Technical Drawings

Calendar

Photos

Phases

Project - Phase 4

EXL

Build and Design Stages Seen by all

Description:

Detail drawing of strip foundation for the west wing of Almshouse construction.

Drawing supplier: Twelve+

Drawing by: Jessica Taylor

Date: 02/12/19

Delivered

New revision - Date: 02/12/19

TWELVE

Communicate. Design. Build

TWELVE +

Project - Phase 4 Build and Design Stages

Phase 4

Foundation Details

PDF

Roof Detail

PDF

External Wall Detail

PDF

Window Detail

PDF

1

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The TWELVE+ application will ensure that all parties can check the drawing they are working on are the current and correct revisions. A notification can be sent to relevant recipients that a drawing has been revised and guidance on where to find the revised drawing.


TWELVE

Communicate. Design. Build

Tender Communicating specifically the exact materials and tasks involved in the tender document and having that document as a legal contract within the application saves both the main contractor from losing money by under-valuing the work or cost of materials, and saves work from being charged as an addition.

Engineer (Frank)

Phases Project - Phases Build and Design Stages

Phase 4

Planning Documents

1

Tender Document

Client Involvement The client is not usually involved heavily in the technical design stages. However, Karen and the Almshouse Association wished for the process to be fully transparent to all members of the charity.

Seen by all

Delivered

Technical Drawings

Calander

EXL

Seen by all

Delivered

1

50


TWELVE

Communicate. Design. Build

Engineer (Frank)

Messages

Search messages

Architect

I have noticed an error in your recent draâ&#x20AC;Ś

15:32 am

TWELVE

1

Communicate. Design. Build

Client

Last seen Tuesdays 01/12/19

Engineer (Frank)

Quantity Surveyor Unavailable

Messages

M & E Engineer

Hi Frank, I have noticed an error in your recent drawing (Foundation Detail 009).

Last seen Tuesdays 11/11/19

Contactor Unavailable

15:40

15:32

Hi Jessica, I will look at the drawing again. What exactly is the issue?

1

The dimensions of the steel rebar beams are bigger than discussed. Is there a reason for that or can it be changed / resolved?

Sharing Conversations When the architect and engineer have a conversation that they wish to share with the client, the app allows for a direct action to be made, sending a transcript of the conversation to the client.

17:02

15:45

Understood, I will review the drawing and will get back to you ASAP.

Share With Client

Message


Tracking Progress Progress can be tracked within the application so everybody can see when certain processes are pending or complete, such as the planning application. This time frame can be logged into the data system, so that future projectsâ&#x20AC;&#x2122; timings can be adjusted accordingly.

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This saves time and resources, notifications can be sent instantly to everyone, informing them that the planning application has been approved. The JCT contract can also be made available through the application and tracked to ensure all contracts are in place before work starts on site.


TWELVE

Communicate. Design. Build

The application includes a planning application tracker, allowing parties involved to track planning applications or any other ongoing processes.

The Almshouse Association

Project - Phase 4 Build and Design Stages

Phase 4

Planning Application

TWELVE

Communicate. Design. Build

PDF

The Almshouse Association

Planning Application Tracker

Project - Phase 4 Build and Design Stages

Phase 4 1

Planning Application

PDF

Planning Application Tracker

1


Issues Architect-Engineer Communication

DWG Revisions Without

Exclusion of Client

Extra Payment

Co-ordination Between

Invoices

Consultants

Incorrect Usage of Materials

Figure 23: Issues and Resolutions

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Solutions Architect-Engineer Communication

Involvement of Client

Extra Payments For Revisions

Better Coordination Through

Tracking of Stages

Transparency

Equal Access to Data

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05

PHASE 5

CONSTRUCTION RIBA Stage 5

Stage 5

Issues

The construction stage 5 is when the building actually starts to be built from its foundations up in accordance to the constructions programme. Depending on the procurement route and the building contract (JCT in this case), the construction length varieties from project to project. This period often encompasses various site meetings to discuss building control inspections, design changes, and various other things.

This stage perhaps contains the largest number or expected and unexpected issues, such as the communication of building control applications and timetable management, as well as the managing and enforcing of the building contract throughout the progress of the project. It is at this time, that poor workmanship can be identifies and reported, and the accountability to the work is often an issue that is encountered. The architect is increasing taking a more limited role in this process, which results in the design being compromised, and not attaining the initial product the client expected. There are a lot of minor and major errors that are continuously made during this process, and an early warning system caution this could prevent it. The management of the sustainability of materials during construction is a problem, which often leads to extra overhead costs and increased waste.

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Contractor

fixed the issue

The building

During inspection,

The architect

constructed on

noticed defects

photograph of

is currently site

the architect and bad

workmanship on the constructed building

took a

the defects

Problem solved

He then

uploaded the

photograph and

filed a complaint through the application

Contractor

ignored the complaint

The building

collapsed with

the application,

we can track the wrongdoing by

any consultants

Figure 24: Culpability and Workmanship

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15:40

Building Control Application Building control applications can be tracked and updated through the app. The application can keep track of the calendar, notifying relevant people when site inspections by the building control officer are to take place.

Tuesday, December 03 NotiďŹ cations

T

TWELVE + Building Control Inspection

Swipe up to open

58

14:54


TWELVE

Communicate. Design. Build

TWELVE +

Phases Project - Phases Build and Design Stages

Phase 5

Drawings

Contracts

TWELVE

Communicate. Design. Build

Seen by all

Construction Gantt chart

TWELVE +

Delivered

Invoce

Phases Project - Phases

EXL

EXL

Build and Design Stages

Phase 5 Seen by all

Delivered

January

Building Control Site Meeting Date: 23/01/2020 Time: 09:00

2020


Usage and Sustainability The use of materials can be recorded and specified through the application. Locally-sourced materials can be specific to each project. Should material be found unsafe in the future, such as the insulation backed cladding used in Grenfell Tower, this material and its location in the building is clearly documented and can be traced back to the manufacturer.

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Errors Can Be Documented And Learnt From Previous errors in the construction phase can be learned from, and any new errors can be documented to prevent the same mistakes being made. This addition to the application can inform Twelve+ to assist them in future design strategy and management. This aspect of the application can inform contractors of potential problems, helping them make more informed decisions.


15:40

Tuesday, December 03 Notifications

T

TWELVE +

14:54

CAUTION!!! First fix Due In 28 days

(As Per Contract)

TWELVE

Communicate. Design. Build

TWELVE +

Phases

Photos

Visuals

Process Visuals - Drawings, Videos, Photos

Drawings

Swipe up to open

Description:

CAUTION!!! Detail drawing of strip foundation for the west wing of Almshouse construction.

Celotex RS5000 Used On the Grenfell tower Drawing supplier: Twelve+

flagged as inadequate for use as insulation for the design.

Drawing by: Michael Foster

Date: 26/11/19

New revision

FIRE SAFETY WARNING

OK


TWELVE

Workmanship & Quality Regular inspections can be photographed and documented to ensure workmanship and quality remain to a high standard. If there is a fault in the future, these documented images can be referred back to the contractor, and a solution can be found.

Communicate. Design. Build

TWELVE +

Project

1

Documents

5

Team

8

Visuals

12

Build and Design Stages

Contracts, Agreements, Drawings

Photograph Uploads Communications made on site between two parties can be documented within the application to ensure transparency to all parties. For example, If the main contractor asks a question about a construction detail, a photograph along with the question can be uploaded so that all parties are informed of decisions being made.

62

Contacts

Process Visuals - Drawings, Videos, Photos

Payments

Payments per stage

1


TWELVE

Communicate. Design. Build

TWELVE +

Phases Visuals

Process Visuals - Drawings, Videos, Photos

Drawings

Videos

Renders

TWELVE

Communicate. Design. Build

Spec Drawings

TWELVE +

Frame Work

VR

Photos

Photos

Phases

Visuals

Process Visuals - Drawings, Videos, Photos

Photos Description

Photograph of strip foundation for the west wing of Almshouse construction.

Shuttering Joiner: Bruce Hammer

Bricklayer: John Swayne

Concrete Invoice ID: PM945678

Supplier: Greengates Builders Merchants

Date:

26/11/19

Time:

11:12 am

Photograph by:

Phillip.J (Site Manager


06

PHASE 6

HANDOVER RIBA Stage 6

Schedule of Defects Photographs will be taken of any items that require correction and documented on the application. When the corrections have been made they can be updated on the application and signed off by the site manager. Contractors must be informed of construction defects within 14 days of the certificate of practical completion is issued . The site manager will record photographs of all items of construction that require rectifying and flag these within the TWELVE+ application. The rectification period will be displayed as a simple diagram to help the client understand what is happening and what work is being carried out in the final stages.

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Construction phase

Rectification Period

Building Building occupancy Occupancy Start Start

End End

Architect issues

Architect issue Completion aa Completion Certificate Certificate Figure 25: Handover Timeline

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Contractor Fixes Contractor

Architect Informs

Contractorinform of Any Architect contractor any Defects Withing defects within 14 Days 14 days

fix issue thethe Issues

Architect Issues a Architect

issueCertificate a Final Final Certificate


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Construction Ends

Handover Building to the Client

When all stages have been completed and paid for, the contract will be completed, and the final certificate will be written by architect and posted on the application.

During the handover of the building, the application will be set up to manage and maintain the property in use. The smart systems present in the building will go through a final check to ensure they are all synced up correctly and supplying data to the application.


TWELVE

Communicate. Design. Build

The Almshouse Association

Phases Project - Phases Build and Design Stages

Phase 6

Certificate Of Practical Compilation

PDF

Schedule of Defects

TWELVE

PDF

Communicate. Design. Build

The Almshouse Association Certificate of Making Good

Phases

Final Certificate

Project - Phases PDF

PDF

Build and Design Stages

Phase 6

Certificate Of Practical Compilation

PDF

Certificate of Making Good

PDF

Each document is unlocked in due course

Schedule of Defects

PDF

Final Certificate

PDF


07

PHASE PLUS

BUILDING IN-USE & MONITORING RIBA Stage 7 Handover & Building Occupancy

After the project is completed, the property will be handed over to the client and ready to be occupied. While the users are inhabiting the building, the installed integrated system will record the data for the Operational Review Purpose.

Operational Review From the data collected in 3 to 6 months after handover, it will be reviews to examine the delivery process from inception to occupation of the building. The review is important to make necessary adjustments to the building.

Operational Review The review will be done in 9 to 18 months after handover. The review is done to examine the building when it is occupied. The main focus of the review is to identify the building performance in specific areas and cost in use.

Strategic Review Strategic Review will be carried out in 3 to 5 years after occupancy. The purpose of the review is to investigate the building performance ad the data will be used to improve the building in long term. The collected information will be used for the next project

Figure 26: Post-occupancy Timeframes 68


Connect to to Smart Connect SmartPhone Phone Daylight Daylight

Warmth Warmth

Acoustic Acoustic

Electricity Electricity

Cold Cold

Ventilation Ventilation

Water Water

Figure 27: Integrated Smart Home System

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Integrated Smart Home System

Security

Security


Integrated Smart Home System

Smart Technology: Sensors

After the construction phase is complete, an Integrated Smart Home System is installed within the building. This system connects electronic appliances through the wifi to the TWELVE+ application. The system records usage and faults to the application so that maintenance can be done without having to go through a system of calling the charity up when looking to change a bulb.

As a method of maintenance, smart technology will be used to help track and maintain the building. Data from these sensors is uploaded to the TWELVE+ application automatically and this allows the client and architects to efficiently manage and maintain the property.

The system will receive notification that a bulb has blown. A replacement bulb can be bought and sent to site to be replaced. The application will track energy consumption so that decay in materials can be managed, maintained or replaced.

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TWELVE

Communicate. Design. Build

The Almshouse Association

Phases Project - Phases Build and Design Stages

Phase 7

TWELVE

Communicate. Design. Build

The Almshouse Association

Post occupancy

Project - Phases Build and Design Stages

Phase 7 Electricity

Usage

Lighting

Heating

Sensor placement can be monitored through the app, by clicking on each category separately.

Electricity

Usage

Lighting

Heating


Data Management The data collected from the smart technology is stored using block chain technology. Block chain is a decentralised encryption software that protects digital files from unauthorised access or alteration. Under the Data Protection Act 2018, it is important to ensure the safety and secure movement of digital files through the internet, to protect the information.

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Using the Application for Maintenance Once a building is signed off by the architect, it is often left to the client to maintain and manage the building for themselves. This is often a steep learning curve to the client as they have not usually been heavily involved in the design stage. The TWELVE+ application simplifies the information required by the client to effectively maintain and manage the building with the continued support of the designers.


TWELVE

Communicate. Design. Build

The Almshouse Association

Phases Project - Phases Build and Design Stages

Data collection is the last phase in the app, accessed directly after Phase 7(PLUS). Details and units of each recorded value can be seen, and the data stays in this location for future app users to access.

Post Occupancy

Heating

TWELVE

Energy

Communicate. Design. Build

Water

The Almshouse Association Gas

Lighting

Air Quality

Ventilation

Project - Phases Build and Design Stages

Post Occupancy

Heating

Type

Provider

System

EďŹ&#x192;ciency (%)

Usage (kWh)

Gas

British Gas

Worcester Bosch 24i

94

17,000


08 POST-OCCUPANCY

Closing the System Currently, the RIBA (2013) Stages are diagrammed as a closed system, when in fact, in practise once the architect has issued the final certificate, their responsibility an work with the project is perceived to have finished, and are no longer attached to the building, and all the post occupancy information that would be necessary for a different project if left behind.

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TWELVE+ offers the service of closing the loop and being involved with the building under a paid subscription by the client to monitor and record the building performance during is postoccupancy usage. The information will be useful for us as architects, as we develop other projects as we would be able to continually improve not just the energy efficiency of the building, but the spatial design of it as well, drawing from examples of layouts and materials that worked and didnâ&#x20AC;&#x2122;t work.


Data usually ignored Data for the Post

Occupancy Evaluation is ject

n

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Imp

isat

r probction ose Out

Inefficiency in concept design development

Technical Design

r probction

ost Oction is

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a

&

w vie Re

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Per fo

nce ta DaMon itor &

w vie Re

ing

Hand In and Close Out

Per fo

rma

nce

Mo

nito

Post Occupancy Evaluation

ring

Repeated similar problems in construction phase

ject rovis

a

atio

&

n

w vie Re

t Da

Data from the Post

Occupancy Evaluation is collected

ject

Pro Per fo

rovis

Imp

rma

n tio lec MoCol n ta itorin g Da

nce

atio

Post Occupancy& w vie Evaluation Re n

ose Out

ll Co

n

tio

ec

Imp

next project

Per fo

rma

Data used to improve concept design

Mo

nito

ring

Hand In and Close Out

Improve efficiency in construction phase

TWELVE+ Figure 28: Post-occupancy Evolution

nce

Post Occupancy Evaluation

Technical Design

75

on

cti

lle

Co

rma

Pro

Data from Post

ost Oc- Analysing the data for the tion is

cy in ase

Co

Common Traditional Practice

Occupancy Evaluation

cy in ase ose Out

o cti

Post Occupancy Evaluation ion

ose Out

collected ineffectively

Pro

t Oction is tively Concept design is done by considering many factors t Ocexcept POE tion is tively


Integrated System The client will also be able to access this information about their building, giving them better control and confidence to amend, extend and change different aspects of the project, from its material, to its use.

The closed system will also be an incentive to create repeat clients who come back to TWELVE+ for any changes and amendments because we would be integrated into the system as well, and have the data readily available for an in depth discussion on the specific changes to make.

Figure 29: Integrated Smart Home System Example 76


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3

CONCLUSION


00 CONCLUSION

Overview The end goal for the TWELVE+ application is to expand and develop the app further to help reduce the issues that the construction industry faces. Ideally, the application would be used by other architecture firms to help manage the construction process, then upon completion, allow the TWELVE+application to manage and maintain the building through the use of smart technology. The more data collected from buildings by the TWELVE+ application, the more data we can collect and use to inform our designs. Architecture firms can benefit from the TWELVE+ application by affirming their role in the whole construction process.

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Figure 30: TWELVE+ Integrated Network Diagram

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01 rISKS

Platform Risks An analysis of the risks involved in operating a platform such as TWELVE+ can be seen in Figure 31. One of the risks is cybersecurity. Cybersecurity consists of technologies, processes and controls to protect systems, networks, programs, devices and data from cyber-attacks. Effective cybersecurity reduces the risk of cyber-attacks and protects against the unauthorised exploitation of systems, networks, and technologies. Based on a survey done by Hiscox, they found that cyber-attacks have increased by 45% last year and recorded an increase in losses on average from ÂŁ176,000 to ÂŁ285,000 (61% increase). This is why block chain software is important to use, ensuring the confidential data collected from each client is protected.

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Data Protection

Malware

System Failure

Hackers

RISKS Security

No Internet Access

T+

T+

T+

Software Platform

Compatibility of

Updates

Features Across Systems

Network Failure Figure 31: Application/System Risks

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02 TWELVE + Communicate | Design | Build

Clients watchwatch the Twelve+ Clients the

ClientsClients meet Twelve+ meet team

ment on television

discussing on possible project

TWELVE+ on advertiseadvertisement Television

TWELVE+ team discussing possible project

Construction starts Construction starts

Clients register their their details Client register

intoand theappoint into thedetails application application and appoint the consultants the consultants

Non-fragmented structure Non-fragmented

structure avoids avoids miscommunication miscommunication during construction during construction

Frequent inspections and to High workmanship maintain high workmanship quality will be maintained through and quality frequent inspection

Figure 32: TWELVE+ Complete Process 84

Project handover to theto clients Project handover the and buildings arebuildings occupiedclients and

are occupied. Snagging Snagging


Twelve+ analyses the data on TWELVE+ analyses

on the thethe pastdata projects, and past base the projects to incorporate new project on that with the new one

Technical aspect is designedTechnical aspect is

designed Relevant application is completed

Complete relevant application

Architect issues Final Architect issues

Certificate for the building Final Certificate for the building

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Data will to, to in Data willbeberefferred referred create order toefficient create anbuilding efficient building

Clients have full access The clients have full to

access to the applithe application to encourage cationtransparency to encourage transparency

Post-occupancy Post Occupancy Evaluation Evaluation - collecting Datadata collection

DataData is collected for the future is collected for improvement specific the projectofimprove-

ment the future project, andinfuture projects


03 BIBLIOGRAPHY Sonnichsen, N. (2019) ‘Construction Industry in the UK – Statistics and Facts’. Statista. [Online] [Accessed on 10 th November 2019]https://www. statista.com/topics/3797/construction-industryin-the-uk/ Frearson, A. (2017) ‘Grenfell Tragedy Shows ‘Architectral Intervention Must Not be Limited to Facades’ Says Ole Scheeren’. DeZeen. [Online] [Accessed on 10 th November 2019] https:// www.dezeen.com/2017/09/26/ole-scheerengrenfell-towertragedy-facades-frankfurt-tower-renovations/ Channel 4 News. (2017) ‘Grenfell Tower Debate: What Now? Survivors, Community and Politicians Discuss’. Youtube. [Online] [Accessed on 17 th November 2019] https://www.youtube. com/watch?v=CBUL8KIcZ80 RIBA. (No date) ‘Mental Health: What You Need to Know’. [Online] [Accessed on 17 th November 2019] https://www.architecture.com/knowledgeand-resources/knowledge-landing-page/mentalhealth Newman, V. (2017) ‘Coming out of the Darkness’. The RIBA Journal. [Online] [Accessed on 17 th November 2019] https:// www.ribaj.com/culture/mental-health-forarchitects-virginia-newman-culture

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Howarth, D. (2016) ‘Architecture Ranks Fifth in List of Jobs Most Linked to Suicide’. DeZeen. [Online] [Accessed on 17 th January 2019] https://www.dezeen.com/2016/07/06/ architecture-ranks-fifth-jobs-most-likely-suicidecenters-disease-control-prevention-usa/ Hawker, E. (2019) ‘The Construction Sector is ‘Fragile’ with ‘Low Margins and High Risks’, says ICAEW’. Accountancy Age. [Online] [Accessed on 19 th November 2019] https://www.accountancyage. com/2019/03/28/the-construction-sectoris-fragile-with-low-margins-and-high-riskss a y s - i c a e w / # : ~ : t a r g e t Te x t = I C A E W % 2 0 Stated%3A%20%E2%80%9CThe%20UK%20 construction,a%20lack%20of%20internal%20 transparency.%E2%80%9D The Chartered Institute of Building, (2013) ‘A Report Exploring Corruption in the UK Construction Industry’. Berkshire: CIOB. [Online] [Accessed on 19 th November 2019] https:// www.ciob.org/sites/default/files/CIOB%20 research%20-%20Corruption%20in%20 the%20UK%20Construction%20Industry%20 September%202013.pdf RIBA. (2016) ‘What Clients Think of Architect: Feedback from the ‘Working with Architects’ Client Survey 2016’. London: RIBA. [Online] [Accessed on 19 th November 2019] https://live.architecture. com/-/media/GatherContent/Working-withArchitects-survey/Additional-Documents/ AClientSurveyfinalSCREENwithoutappendixpdf. pdf


IT Governance. (No date) ‘What is Cyber Security?’ [Online] [Accessed on 19 th November 2019] https://www.itgovernance.co.uk/what-iscybersecurity BBC. (2019) ‘More than Half of British Firms ‘Report Cyber-Attacks in 2019’. BBC News. [Online] [Accessed on 19 th November 2019] https://www.bbc.co.uk/news/business-48017943 BBC. (2019) ‘Trend Micro Rogue Employee Exposes Customer Data’. BBC News. [Online] [Accessed on 19 th November 2019] https:// www.bbc.co.uk/news/technology-50315544 National Energy Foundation. (No date) ‘Building Performance Evaluation’. [Online] [Accessed on 19 th November 2019] http://www.nef.org. uk/service/existing-buildings/performancemeasurement/building-performance-evaluation Cybersecurity and Cyberwar: What everyone needs to know, P.W Singer and Allan Friedman, 2014. ISBN 978-0-19-991809 - ISBN 978-0-19-991811-9, United States of America) Singer. PW, Et al, (2014). Cybersecurity and Cyberwar: What everyone needs to know. Oxford University Press, United States of America.

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Contact Us: 31 Piccadilly, Manchester M1 1LU +44 1212 346458 manchester@twelveplus.co.uk twelveplus.com

Group A Evgenia Papaiakovou, Kimberly Androliakos, Michael James Foster, Aishwarya Somisetty, Irvine Kipkemboi Toroitich, Joshua Jenje, Hani Namirra Abdul Nasir, Leanne Hobday, Emmanuel Adedokun, Farid Abdulla, Lauren Jakeman, Khairul Asyraf Mohd Rodzi 88

Profile for Irvine Toroitich

The Twelve + Application  

A project management application that not only administers and controls the communication between everyone in the design and construction pr...

The Twelve + Application  

A project management application that not only administers and controls the communication between everyone in the design and construction pr...

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