A New Approach to Design and Construction Management

A new kind of design/construction/management process, especially for large projects, is required, which will allow the building to be conceived, designed and built so that it comes to life. Below are the ground rules of such a process, already tried in several cases: Human organization supports and encourages from the beginning that design, engineering, cost control, construction, direct management of subcontractors, and communication between architect and craftspeople directly, are taking place as part of a single multifaceted operation of interacting processes. The process is managed by an architect-manager, heading a team of architects, engineers, and construction people. The structural scheme of the building makes its appearance early on, while the initial plan and volume are being worked out. Engineers are cooperating form the outset, not coming in afterwards. The building is first and foremost designed as a system of expenditures. Financial calculations, as much as design, help to shape the building. The design first appears, not on the drawing board, but as a cost plan, which gives a picture of budget allocations. Amounts set aside for different parts of the building are not estimates, but often preliminary bids from selected subcontractors. Generic structural considerations are settled early on so that foundations and major structural skeleton are fixed and safe. Minor structural matters are resolved dynamically during construction. Design and construction are intermingled, which requires insurance to be differently contracted, to allow calculations and modifications, while the building proceeds. The job is performed under a management contract with a fixed budget, and the management team is paid a management fee, fixed in advance. There is no profit beyond the fee. Drawing made in advance do not include detailed plans or execution. They show the means of construction and the form of results; small details of space, materials, ornament and color are in the hands of the users, craftspeople, and the architect/builder. At every level of decision, users of the building are involved; additional cost is not permitted, nor time delays. In some parts of the building, users layout their individual space to suit their immediate needs, with the help of computer programs. Financing of construction is arranged so that not all the money is spent at the outset. Upon agreement with the owner, a definite sum is set aside for annual modification and repair, for the first ten years, so that the building can be fine-tuned after construction.