Alternative Project Delivery Methods: Design Dynamics and Implications

Abstract

Time is a major constraint in today’s competitive market. Alternative project delivery methods (APDMs) allow for a faster project completion due the earlier involvement of the builder and the concurrency of the design and construction project functions. However, starting construction with partially completed design leads to potential incompatibilities of coordination between the released deliverables and other associated unreleased elements that are usually at different design development stages, which may ultimately lead to a higher frequency of changes and rework. There stems the significance of this research work that aims at analysing the impact of alternative design-construction (DC) modes (e.g. fast-track) under APDMs on the design information release (DIR) dynamics and the respective implications. These implications are related to the design agreement negotiation and formation process and the Architect/Engineer (A/E)’s liability exposure and indemnity. Then, given the increased time pressure exercised by the builder on the A/E under a contractor-led design-build (DB) project, and the inevitable emergence of changes that may bring about detrimental impacts on project performance, the last objective of this research work is to devise a tool that helps design-builders track the changes for the purpose of controlling their impacts. The methodology of work includes: (1) generating the design phase properties under alternative DC modes and conceptualizing the respective alternative DIR dynamics, (2) devising the models pertaining to the A/E’s staging of services and inferring the expected changes in the staffing requirement and fee proposal, (3) reviewing common law cases and developing the general framework underlying negligence claims in tort against the A/E, and (4) tracking emergent changes in a contractor-led DB delivery method and developing a BIM-enabled system that helps tracking those changes to serve the control of their impact. The findings of this study shall assist A/E professionals and design-builders in controlling risk-related matters brought about by APDMs. For instance, it informs design managers about the need for a design team’s re-structuring to accommodate for alternative DIR dynamics. Moreover, it alerts designers about a potentially increased liability exposure emanating from the reduced certainty on the DIR’s coordination quality. Accounting for the quality of design documentation, while keeping in mind the persisting liability burden, is expected to impact the capability and willingness of the A/E to deal with (or accept to abide by) a certain pattern or extent of design information release that is in satisfaction with the construction priorities or preferences imposed by a DB contractor. From a design-builder’s perspective, monitoring time and budget performance in view of potential claims induced by emergent changes leads to a better assessment and planning for potential risks.