Question 2: Consequences Review the potential consequences of changing the size of windows at this late stage.
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- Variations to the Contract - Instructions issued by the Employer - The Employer deferring possession of the site - Exceptionally adverse weather conditions - The Employer impeding or preventing the works in any way - Force majeure - Suspension of the Works
(Heming, 2020)
‘Relevant Matters’ are issues “for which the client is responsible that materially effects the progress of the works.” (Designing Buildings, 2018). Examples of ‘Relevant Matters’ include;
Environmental effects of the reduced window size include alterations in U-Value & Thermal Performance, Acoustic Performance and Solar Gain. External cladding will also need to be reconsidered. The reduced sizes will result in increased quantities and cost, together with additional orders to ensure the project meets the original deadline. Changing these dimensions during the construction stage will alter the original aesthetics and structural considerations, impacting on the project timescale.
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In certain circumstances, contractors can apply for an “Extension of time”, which is an “additional period (whether in days or weeks) that is added to the duration of the project” (Heming, 2020). Circumstances that allow time extension are referred to as ‘Relevant Events’ and ‘Relevant Matters’.
(Designing Buildings, 2018)
- Discrepancies in the contract documents. - Disruption caused by works being carried out by the client. - Failure by the client to supply goods or materials - Instructions relating to variations and expenditure of provisional sums.
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Additionally, MEP and M&E engineers will need to be consulted to ensure the building meets the same internal and external environmental standards as per the ‘Employer’s Requirements’, to minimise the effects on building performance.
Examples of ‘Relevant Events’ include;
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Consultations will need to take place between planning and architectural design teams to ensure the building meets the appropriate specification and planning requirements. This will impact the door and window schedules of the design team, the reapplication for planning permissions with respect to public facing facades and the assurance of consistent updated drawings across all parties.
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