Leading by example

The headquarters of CABE were purpose-built in the late 1970s and essentially have not been modernised since. The building consequently did not refl ect who we were as an Association.

People came to CABE HQ to have their professional interview in front of a panel of experts and become a chartered member of a modern organisation, but that certainly was not the impression that the building gave.

In 2014, the Association received its Royal Chapter and following a rebrand in 2019, which relaunched the Building Engineer journal, a new CABE website and an IT system, it became clear that the building did not refl ect the up-to-date organisation. Moreover, it off ered staff a poor working environment that was too hot in summer and too cold in winter.

The building also hosted training courses in a room that was only accessible via stairs, so we needed to take urgent steps to make CABE HQ comply with Part M of the Building Regulations: Access to and use of buildings (England).

This fi rst phase of work also lays solid foundations for later installation of the renewable technologies and low-carbon heating systems with the aim to make HQ carbon neutral. We recruited

Jackie Macaulay, Chief Operations Offi cer, CABE, discusses the importance of transparency and procurement in the refurbishment of CABE HQ

consultants to develop a roadmap to zero-carbon performance for the building that recommended installing solar panels and solar tubes, Monodraught natural ventilation and an air-source heat pump.

In light of CABE’s commitment to sustainability, an additional focus was placed on retaining and re-using as much of the original fabric as possible.

The biggest embodied carbon saving comes from the decision to retain the building as a whole, but we have worked hard to re-use existing materials such as ceilings, doors and woodwork where possible. This is not just about saving money – it might be cheaper to replace some elements – but about reducing waste and minimising demand for new products; for example, the old library shelves are being used to create features around the building.

We have also worked with the contractor to ensure that the uPVC windows, carpet and other items that are being replaced go to a specialist recycling plant.

How did CABE procure the project? for the project to improve the carbon As CABE and its executive team are footprint of HQ and to recycle and reuse construction experts, the £0.5m project materials wherever possible. had to be procured in a professional way that upheld the values in CABE’s Code Selecting the contractors of Conduct, and it needed an architect The same procurement process was and a contractor committ ed to similar followed with the contractors and we values. Part of what we do is assessing the invited expressions of interest. Interested competency of our members, so it was parties visited HQ for an informal important to us to be the best client we interview and to take a look at the could be and manage the procurement to building. These informal visits proved to the highest standards. be benefi cial for all parties allowing them

As a not-for-profi t organisation to visualise the project and discover more deriving income from membership fees about our drivers. Following submission and training courses, we had to spend of tender documents, a shortlist of resources openly and transparently. While contractors presented their tender to we wanted a modernised and sustainable the executive team. As part of the tender building, our focus was on enhancing the presentation we asked the contractors services off ered to staff and the industry. for information about other relevant projects that they had worked on, on Selecting the architects staff competency, sustainability and their The procurement process we followed fi nancial stability, as well as the project involved the creation of a clear and budget and timeline. It was important to detailed project plan before we invited us that that the successful contractor’s key expressions of interest. We defi ned the values aligned with our own. project plan with terms of reference, We were looking for evidence of good tender documents and clear objectives practice around not just their ability to for the outcome of the undertake the project, project. This created a detailed tender brief that included the culture “The greatest embodied but the way they worked with their staff and their subcontractors. Aft er all, we wanted to build, the working relationship we carbon saving fi nancial stress is a big issue in the construction wanted with the winning bidder and how the project would add value to comes from the decision industry and can have a devasting impact on an individual’s mental health the Association. We advertised and to retain the and wellbeing. We wanted evidence approached various building as of ensuring health, safety architects, including local suppliers, and longlisted a whole” and wellbeing standards on-site; especially as fi rms were invited to an the building would be informal interview at HQ. This gave them occupied throughout the project, which the chance to ask further questions and to would mean there would be potential understand more about the project. It also contact points between CABE staff and ensured that we established a relationship construction workers for the duration before they made the decision to of the project. The fi nal tenders were all go to full tender. Upon receiving the within £50,000 of each other refl ecting the submitt ed tender documents we followed detailed brief and comprehensive scheme a shortlisting process and identifi ed information, reinforcing the benefi ts of architects that met the tender brief in the the additional time spent on the brief most appropriate way. We then held fi nal and talking to the contractors before they interviews and presentations with the submitt ed tenders. senior executive team. Ultimately, we appointed local

Stagg Architects were selected as it was contractor, Steele & Bray. Their clear from their tender that they not only commitment to sustainability and met the brief, but that they wanted to recycling – on average over 80% of waste work with us, as a professional association. produced on their projects is recycled – They wanted to create a building with fi rmly met with the tender’s objectives. a building engineer focus and not just They have a strong record on health and create a building with architectural safety and wanted to build a relationship features – a building that functioned for with us – an important factor in ensuring us. Their values on sustainability and the the project’s success. Part of CABE’s circular economy sat alongside our desire mission is to share knowledge and raise standards within the industry and Steele & Bray’s commitment to an apprenticeship programme, with links with Moulton College, aligns with this mission. Their scheme supports young people entering the construction industry and equips them with the necessary skills to help ensure a competent workforce for the future.

Phase 1

With the impact of Covid-19 and uncertainty in the economy, it became clear that the full scope of the zero-carbon requirements would not be possible without dipping into the Association’s reserves. It was critical to install the external lift to meet the disability and access requirements of Part M, and we were determined to create the best possible working environment for staff , members and visitors. We took out the explicit requirement to make the refurbishment carbon neutral, removing certain elements including the air-source heat pump.

As we had conducted the procurement by focusing on building a positive relationship and shared values, the architects and contractors were prepared to work with us on the changes without this aff ecting the overall intention.

What will the offi ces be like aft er this fi rst phase of works?

We will have a series of ground-fl oor meeting and boardrooms, and a coff ee area with doors opening out to the grounds, which we plan to landscape for air quality and biodiversity over the coming years. Upstairs we will have the main offi ce, a dedicated AV suite and a large teaching space. It will be a bright, airy and relaxed working environment for staff , members coming for a professional interview or those att ending training sessions. We are also equipping the building to become an income generator; as so many people are now working from home there is a need for meeting space and hot desking.

Carrying out the project in the middle of Covid-19 has shown the benefi ts of building the relationship between us and the contractors, as we have been able to continue in diffi cult circumstances without any extension to the programme or budget. It also means that we have been able to support employment in our own sector during a diffi cult period.

Being a good client is important to us, we hope that managing the procurement in the way that we have, shows how to get the best out of people and out of the construction industry.