Design and Specification

Question 1

What is the RIBA Plan of Work?

Answer 1

• The RIBA plan of work organises the process of briefing, designing, constructing and operating projects into 8 stages and explains the stage outcomes, core tasks and information exchanges required at each stage.

Question 2

What are the stages of the RIBA Plan of Work?

Answer 2

0 - Strategic definition
1 - Preparation and briefing
2 - Concept Design.
3 - Spatial Coordination
4 - Technical Design
5 - Manufacturing and construction
6 - Handover
7 - Use

Question 3

What are the stage outcomes, core tasks, core statutory processes and information exchange at Stage 0 - Strategic Definition?

Answer 3

• Stage outcome: The best means of achieving the client requirements are confirmed.
• Core tasks:
  + Prepare client requirements.
  + Develop business case for feasible options including review of project risks and budget.
  + Undertake site appraisals.
• Core statutory processes:
  + Strategic appraisal of planning considerations.

Information Exchanges:
+ Client requirements.
+ Business case.

Question 4

What are the stage outcomes, core tasks, core statutory processes and information exchange at Stage 1 - Preparation and Briefing

Answer 4

• Stage outcomes: Project brief approved by the client and confirmed that it can be accommodated on the site.
• Core tasks:
  + Prepare client brief - including project outcomes, sustainability outcomes, quality aspirations and spatial requirements.
  + Undertake feasibility studies.
  + Agree project budget.
  + Source site information - surveys.
  + Prepare project programme.
• Core statutory processes:
  + Source pre-application planning advise.
  + Initiate collation of health and safety Pre-Construction Information.
• Information Exchanges:
  + Project brief.
  + Site information.
  + Procurement Strategy.
  + Responsibility Matrix.

Question 5

What are the stage outcomes, core tasks, core statutory processes and information exchange at Stage 2 - Concept Design

Answer 5

• Stage outcome: Architectural concept approved by the client and aligned to project brief.
• Core tasks:
  + Prepare architectural concept incorporating strategic engineering requirements and aligned to cost plan, project strategies and outline specification.
  + Agree project brief derogations.
  + Undertake design reviews with client and project stakeholders.
• Core statutory processes:
  + Obtain pre-application planning advise.
  + Agree route to building regulations compliance.
  + Option: submit outline planning application.
• Information exchanges:
  + Project brief derogations (aspects of the design that do not need to align with the project brief).
  + Signed off stage report.
  + Project strategies.
  + Outline specification.
  + Cost plan.

Question 6

What are the stage outcomes, core tasks, core statutory processes and information exchange at Stage 3 - Spatial Coordination

Answer 6

• Stage outcomes: Architectural and engineering information spatially coordinated.
• Core tasks:
  + Undertake design studies, engineering analysis and cost exercises to test architectural concept resulting in spatially coordinated design aligned to updated cost plan, project strategies and outline specification.
  + Initiate change control procedures (process for making any requested changes to the project to make sure they are not made unnecessarily and don’t impact negatively on project programme and cost).
  + Prepare stage design programme.
• Core statutory processes:
  + Review design against building regulations.
  + Prepare and submit planning application.
• Information exchanges:
  + Signed off stage report.
  + Project strategies.
  + Updated outline specification.
  + Updated cost plan.
  + planning application.

Question 7

What are the stage outcomes, core tasks, core statutory processes and information exchange at Stage 4 - Technical Design

Answer 7

Stage outcomes: All design information required to manufacture and construct the project completed.

• Core Tasks:
  + Develop architectural and engineering technical design.
  + Prepare and coordinate design team building system information.
  + Prepare and integrate specialist subcontractor building systems information.
  + Prepare stage design programme.
• Core Statutory Processes:
  + Submit Building Regulations Application.
  + Discharge pre-commencement planning conditions.
  + Prepare Construction Phase Plan.
  + Submit F10 form to HSE if applicable.
• Information exchange:
  + Manufacturing information.
  + Construction information.
  + Final specifications.
  + Building Regulations Application.

Question 8

What are the stage outcomes, core tasks, core statutory processes and information exchange at Stage 5 - Manufacturing and Construction?

Answer 8

• Stage outcomes: Manufacturing, construction and commissioning completed.
• Core tasks:
  + Finalise site logistics.
  + Manufacture building systems and construct building.
  + Monitor progress against construction programme.
  + Inspect construction quality.
  + Resolve site queries as required.
  + Undertake commissioning of building.
  + Prepare building manual.
• Core statutory processes:
  + Carry out Construction Phase Plan.
  + Comply with planning conditions relating to construction.
• Information exchange:
  + Building manual (O&M manual) including Health and Safety File and Fire Safety Information.
  + Practical completion certificate including defects list.
  + Asset information.

Question 9

What are the stage outcomes, core tasks, core statutory processes and information exchange at Stage 6 - Handover

Answer 9

• Stage outcomes: Building handed over, aftercare initiated and building contract concluded.
• Core tasks:
  + Hand over building in line with Plan for Use Strategy.
  + Undertake review of project performance.
  + Undertake seasonal commissioning.
  + Rectify defects.
  + Complete initial aftercare tasks.
• Core statutory processes:
  + Comply with planning conditions as required.
• Information exchange:
  + Feedback on project performance.
  + Final certificate (AI).
  + Feedback from light touch post occupancy evaluation.

Question 10

What are the stage outcomes, core tasks, core statutory processes and information exchange at Stage 7 - Use

Answer 10

• Stage outcomes: Building used, operated and maintained efficiently.
• Core tasks:
  + Implement facilities management and asset management.
  + Undertake post occupancy evaluation of building performance in use.
  + verify project outcomes including sustainability outcomes.
• Core statutory processes:
  + Comply with planning conditions as required.
• Information exchange:
  + Feedback from post occupancy evaluation.
  + Updated building manual including health and safety file and fire safety information as necessary.

Question 11

What are preliminaries?

Answer 11

• They provide the description of the project to allow cost assessment and specify general conditions and requirements for execution. For example: project description, site access and parking etc.
• From the preliminaries a contractor can price for cost significant items that they need to carry out the works such as site welfare and provision of temporary services.

Question 12

What are preambles?

Answer 12

• A preamble is an explanation of a document, commonly found in contracts, specifications and bills of quantities. It helps with the interpretation of a document.
• A preamble may include:

1. Description of parties to the contract.
2. A description of the competence of parties to a contract - this will include a set of general standards for the quality of goods or services required.
3. Tendering procedures.
4. Objectives of the project.

Question 13

What is the difference between preliminaries and preambles?

Answer 13

• Preambles are the explanation of the works that don’t form part of the costings, preliminaries are used to describe the project and allow costing of items that are required to complete the works, for example temporary access and welfare.

Question 14

What is NBS?

Answer 14

• The National Building Specification is a UK based company that provides specification platforms used by construction professionals to produce high quality and standardised specifications for construction projects.

Question 15

Why would you use NBS?

Answer 15

• Allows collaboration - others can be invited to edit the document.
• Ensures consistent standard and format for all projects.
• All statutory standards are kept up to date, such as British Standards.
• Is the standard specification platform used in the UK so contractors are used to working with this form of specification.

Question 16

What is NBS Chorus?

Answer 16

• A cloud based collaborative specification platform that is used internationally. It allows construction professionals to produce high quality specifications efficiently.

Question 17

What is a schedule of works?

Answer 17

• A description of the work in list format often used on smaller projects or those involving alteration works prepared by designers.

Question 18

What supporting documentation could you include within a specification the contractor(s)?

Answer 18

• Specialist surveys such as structural engineers reports, drainage surveys etc.

Question 19

What does the pre-construction information contain?

Answer 19

• The information that is in the client’s possession or which is reasonably obtained relevant to the works and is of appropriate detail proportionate to the task.
• Includes:

1. Project description.
2. Client’s considerations and management requirements (hoarding, welfare, traffic restrictions).
3. Environmental restrictions and existing on site risks (ground conditions, buried services, asbestos surveys, local infrastructure - adjacent railways etc).
4. Significant design and construction hazards (design risk assessments, suggested method statements).
5. Health and Safety file requirements.

Question 20

What is the Health and Safety File? What would you find in it?

Question 21

What are the different types of specification?

Answer 21

• Prescriptive.
• Performance.
• Descriptive.

Question 22

Name and explain the different types of specification.

Answer 22

• Prescriptive specifications: Provide detailed descriptions of specific materials to use and how they should be installed.
• Performance specifications: Addresses the operational requirements of a installation. The focus is on the project outcome, indicating how it must function, it is up to the contractor how they achieve this.
• Descriptive specifications: Designer controls design intent and defines the performance criteria. Specialist contractor uses skills and expertise to complete the design whilst maintaining the design intent.

Question 23

What types of specification would you use for different procurement routes?

Answer 23

• Prescriptive specification: Traditional
• Performance specification: Design and Build
• Descriptive specification: ??

Question 24

What are the building regulations?

Answer 24

• Statutory instruments that set our the minimum performance standards for the design and construction of buildings.

Question 25

What are the approved documents?

Answer 25

• They provide general guidance on performance and materials expected in order to comply with the functional requirements of the building regulations.

Question 26

Who ensures that the building regulations are complied with?

Answer 26

• Building control services:

1. Local Authority.
2. Approved Inspector.

Question 27

What is the procedure for obtaining building regulations approval?

Answer 27

• Dependent on the nature and the scale of the works.
• Full plan application: Plans and construction details need to be reviewed prior to starting on site. There may be conditions attached to the approval. Lasts 3 years from notice of approval.
• Building notice: Allows work to commence upon giving notice. No need to wait for prior approval before commencing the works.

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Question 28

What happens is a project contravenes the building regulations?

Answer 28

• Magistrates Court can penalise the offending party up to £5,000. They can then issue a fine of £50 per day for every day that the works continue to contravene the building regulations.
• Local authority can issue an enforcement notice which requires for the works to be made compliant or the local authority can undertake the works themselves then recover the associated costs if the building owner does not.

Question 29

Who is responsible for ensuring compliance with the building regulations?

Answer 29

• The person who carries out the works. So if the owner does themselves they do but if employing a contractor it is the contractor’s responsibility.
• Should bear in mind that ultimately the building owner will be served an enforcement notice.

Question 30

Why did you choose an Approved Inspector?

Answer 30

• Generally more responsive and open to giving advise.

Question 31

What documents will building control provide?

Answer 31

1. Plan Certificate: AI / LA review plans and proposed works to confirm whether the works will comply to the building regulations in principal.
2. Final Certificate: AI / LA issue following inspection of the completed works to certify that they are compliant with the building regulations.

Question 32

What are Approved Documents M and B?

Answer 32

• Approved Document B = Fire Safety.
• Approved Document M = Access to and use of buildings.

Question 33

What scale were your design drawings in? What other scales can be used for design drawings?

Answer 33

• 1:100 = 1cm:1m.
• Scale of drawing depends on size of the site and the level of detail required e.g 1:1000 on larger sites.

Question 34

What would your duties as a designer under the Construction (Design and Management) Regulations 2015?

Answer 34

• Ensure the client is aware of their client duties under the regulations prior to undertaking any design work.
• Take into account any pre-construction information provided by the client / PD.
• Eliminate foreseeable health and safety risks to anyone affected by the project (as practically possible).
• Take steps to reduce and control residual risks.
• Provide design information to the PD to include in the pre-construction information and health and safety file.
• Provide design information to the principal contractor (or contractor on single contractor projects) to help them comply with their duties e.g ensuring Construction Phase Plan is prepared.
• Communicate, cooperate and coordinate with:
  1. any other designers to ensure all designs are compatible and ensure H&S.
  2. all contractors to utilise their experience of building design.

Question 35

What is a precis of works?

Answer 35

• A list of works for a project that have been identified to meet the client’s brief.
• Also includes optional works that the client may wish to consider such as ESG work items.
• Precis of works is prepared during Stage 2 of RIBA - Concept Design.

Question 36

What is a budget cost plan?

Answer 36

• Breakdown of the works required for a project and their anticipated costs.
• Document is prepared to indicate the budget needed for a project.
• Allows client to present the budget to the board to apply for funding and to determine whether the project is financially feasible.
• Would form part of feasibility studies during stage 1 of RIBA.

Question 37

What time of tendering did you employ for West Thurrock and why?

Answer 37

• Negotiated tender.
• The contractor had carried out the refurbishment of a similar warehouse unit on the same estate and the client wanted to mimic the project with regards to quality and finish.
• Reduced time and cost associated with tendering.
• Allowed earlier commencement of the works which reduced the property’s void period.

Question 38

Why did you instruct a refurbishment and demolition survey?

Answer 38

• The property was constructed prior to 2000, so to ensure the client was abiding to their obligations under the control of asbestos regulations 2012.

Question 39

What other types of asbestos survey are there?

Answer 39

• Management Survey: Standard type of survey. It’s purpose is to locate, as far is reasonably practical, the presence and extent of any suspected ACMs. The surveys involve minor intrusive works.
• Refurbishment and Demolition Survey: Required before any refurbishment or demolition work is carried out. Used to locate and describe as far as is reasonably practical all ACMs in the areas where the refurbishment is to take place / whole building is being demolished. Full intrusive to allow surveying of all areas.

Question 40

What is a design risk register?

Answer 40

• A document that lists all significant design risks so they can be identified, collated, monitored and reduced as part of the design process.
• At the end of the design process, the register provides an audit trail of design decisions and the residual risks then can then be reduced and monitored.
• Examples of designing out risk = using water based paints, using cold liquid applied roof system instead of bitumen systems which require hot works.

Question 41

What are the remedial options you suggested for the corroded guttering at Jaggard Way? What are their pros/cons?

Answer 41

Plygene Liner System:
+ Arguably longer lasting than other systems.
+ Seamless - gutter joints cant fail which is common.
+ Flexible - can adjust to thermal movement of the building.
+ Non-bonded - can be installed in a range of conditions.
+ Quick installation.
- Expensive (double cost of liquid applied system).

Liquid System (HD Sharmans)
+ Cheaper - almost half the cost.
- Increased labour / installation time.
- Reduced life expectancy.
- Can’t be applied to gutters with too much corrosion.

Replacement:
+ Long warranty.
- Cost.

Question 42

What are preliminaries?

Answer 42

The purpose of preliminaries is to describe the works as a whole, and to specify general conditions and requirements for their execution, including such things as subcontracting, approvals, testing and completion.

Question 43

What documents did you refer to for the floor plan alteration at Southall? What specifically did you spec / ensure for the drawings?

Answer 43

Approved Document B - Fire Safety

• Stipulated that the infilled walls must achieve a 30 minute minimum fire resistance rating.
• Checked that infilling of walls did not effect escape distances - they did not (fire escape to both front and rear of units where they had been previously split - minimum travel distance in industrial (normal hazard) with more than one means of escape = 45m.

Approved Document M - Access to and Use of Buildings

• Ensured that the accessible WC was large enough - minimum 2200 in length and 1500mm wide.
• 800mm minimum effective clear width of accessible WC door width (straight on).
• Ensured that doc M pack was specified.

Could have consulted - BS8300 - The British Standard that sets out how buildings should be designed, constructed and maintained for disabled people.

Question 44

What is the Regulatory Reform (Fire Safety) Order 2005 for ensure fire safety of a building?

Answer 44

• Covers England and Wales.
• Places responsibility for anyone who has some sense of control in a premises to take reasonable steps to reduce the risk of fire and make sure people can escape safely if there is one. The order applies to all premises whether they are permanent of temporary.
• The fire safety act 2021 has now amended the act which means any premises with two or more domestic dwellings must undertake a Fire Risk Assessment which takes into account the structure and external walls (from outer cladding to internal plasterboard), attachments to the external walls (balconies and green walls etc), doors and windows within external walls, doors between domestic premises and common parts (flat entrance doors) and any common parts.

Question 45

Under the Regulatory Reform (Fire Safety) Order 2005 who is responsible for the fire safety in business or non-domestic premises?

Answer 45

• The responsible person – any person who has a sense of control over a premises, this can include:
• Employers
• Owner.
• Landlords.
• Occupier.
• Anyone else with control of the premises e.g facilities manager, managing agent etc.
• If there is more than one responsible person, these individuals are expected to work together to meet their responsibilities.