Professional Studies 3 An Architecture Firm Proposal by Hani Hani

Professional Studies 3 Twelve+ An Architecture Firm Proposal

Disclaimer Professional Studies 3 unit is led by Rob Hyde. Journal A Design of an Architectural Business. Journal B Design of the Development Process. This is just a preview of two journals. Certain pages are not included.

TWELVE Communicate | Design | Build

DESIGN OF AN ARCHITECTURAL BUSINESS

1 2 3 4 2

+ TWELVE 00

Executive Summary

Our Story

Our Ethos

Our Specialism

WHAT WE DO 00

Our Business Strategy

B Corp Responsibility

Organisational Structure

Our Members

Employee Care

Where to Find Us

OUR COMPANY 00 Our Approach

Administration

Application

Architecture

MARKETING STRATEGY 00

Marketing and Branding Strategy

5 6 7 8

FINANCIAL STRATEGY 00

Business Dynamics

Payment Options

RISK MANAGEMENT 00

Data Management

Liability

Quality Assurance

FUTURE TRAJECTORY 00

PESTLE Analysis

SWOT Analysis

CONCLUSION

LIST OF FIGURES

BIBLIOGRAPHY

TWELVE +

00 EXECUTIVE SUMMARY

Introduction Through the use of technology, the construction industry has come a long way from architects painfully drafting construction drawings by hand and delivering them to site. Technology has brought not only instant messaging but the transference of architectural drawings instantaneously from anywhere in the world. This technology has allowed the construction industry to design and build projects simultaneously. This advancement in technology has diluted the architects’ value in the design and management of projects, and instead, responsibility for managing construction projects is often being left to the main contractor. Architects work closely with main contractors to provide detailed drawings in stages as they become required, while site managers painstakingly piece together the formalities of site life; managing the ever complicating risky environment and aiming to bring a project into a neat (on budget) completion.

Our architectural practice sees opportunity in the communication issues of this construction process, that can both help to alleviate some of the challenges, and concrete the architects’ role in the construction process once again.

Our Practice TWELVE+ is an architectural practice that has developed an application to work within the industry, manage the construction process and create a tidy system of communication between all parties involved. The aim is to create a platform for construction management that will enable the architect to regain control of the industry and form a strong bridge of communication between all parties on site. The long term goal for TWELVE+ is to build a network of projects that feed data into the application. This data will be used to identify areas of the projects that may not work as intended or materials that do not last the intended duration. We wish to use the collected data to better ourselves as designers and provide a continually improving service to our clients.

01 OUR STORY

TE CH N GY LO O

TWELVE +

RE U T EC

Communicate | Design | Build

AR C HI T Figure 1: TWELVE+ Start-Up Organisational Structure (Authors Own, 2019)

03 OUR SPECIALISM

At TWELVE+, we offer a unique project management platform. The platform not only enables clients to efficiently track their projects, but it also allows professionals involved in the project to collaborate with ease. TWELVE+ starts with the architect. By putting the architect at the beginning of projects, clients can fully communicate their project aims from the start, cutting out middle management. The TWELVE+ app is based on a subscription service (much like Auto Desk and Adobe) to ensure we can continue improving our platform.

Throughout the development process, we believe that by valuing communication, collaboration and transparency, professionals can work together through TWELVE+ with minimal risk. From the initial brief to post-occupancy, the TWELVE+ app ensures projects run smoothly. With continuous feedback from our stakeholders, we ensure that our platform is always up to date.

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Figure 2: App Processes (Authors Own, 2019)

WHAT WE DO

00 OUR BUSINESS STRATEGY

REGISTERED ARCHITECTS

ARB Registered Architects RIBA Chartered Architects

Figure 3: Registered Architects of TWELVE+ (Authors Own, 2019)

At TWELVE+, we pride ourselves on being B Corp certified, meaning that we are obliged to consider the impact of our decisions above our profits (Certified B Corporation, 2019). We are also a RIBA Chartered Practice, and of course, all of our Architects are registered with the ARB.

To ensure we satisfy the requirements of our RIBA Chartered Practice; our ten Architecture graduates have remained ARB Registered, while only the four

core members of our Architecture team are RIBA Chartered. As a practice, we want to ensure that the people we work with are aware that we adhere to a high standard. We are dedicated to producing a high quality of work within our business, ranging from the architecture we create to the platform we provide. Therefore, all of our employees follow the ARB Code of Conduct (ARB, 2017) and RIBA Code of Professional Conduct (RIBA, 2019).

01 CERITIFIED

Within recent years, committing to improving the environment is increasingly on everyone's agenda. Our ethos at TWELVE+ strives to be as transparent and accountable as possible; therefore, we believe that being B Corp Certified promotes this well within our business. TWELVE+ aims to achieve a more inclusive and sustainable economy which balances purpose and profit, by being B Corp Certified helps us to prioritise these goals.

What is a Certified B Corp? B Corp certification is a relatively new concept within the United Kingdom. It is a third-party certification administered by non-profit organisation B Lab UK (B Lab, 2019a), this goes beyond product certification and ensures that companies are making positive social and environmental impacts. 'B Corp is to business what Fair Trade is to coffee' (PwcUK, 2019:Online).

TWELVE+ becoming B Corp Certified After operating TWELVE+ for a year, our company decided to apply for certification. Being accredited is based on a companies performance concerning the following four criteria; governance, workers, community and environment. Each criterion is awarded points, to become certified a company must achieve a minimum of eighty points. TWELVE+ underwent an impact assessment in which we were compared to other businesses, we managed to achieve a point score of 90. At TWELVE+, we implement an improvement plan to raise our score in the future years of the company (B Lab, 2019).

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GOOD

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BUSINESS CASE

Figure 6: B Impact Score (Authors Own, 2019)

Engage with leadership onboard

Get baseline

Complete the assessment

PROTECT YOUR MISSION

MEASURE THE IMPACT

Know your business case

Meet the requirements

Finalize & submit

Documentation & Review

Understand your roadmap

Figure 7: Step-by-step Guide to be a Certified B Corp (Authors Own, 2019) 21

02 ORGANISATIONAL STRUCTURE

When we initiated TWELVE+, each of our twelve original members invested equally in our business. Our TWELVE+ members have continued to be equal shareholders as our company has expanded. Since our start-up, the TWELVE+ team have always been involved in every aspect of the business. Initially, our Architecture team would take up roles within finance, marketing and other sectors alongside their day-to-day work. Since expanding, our members naturally gravitated into departments that aligned with their interests. Now our team comprised of multi- disciplinary workers in our three core teams; Administration, Architecture and Application.

As a team, we all form the board of directors. We hold quarterly meetings to discuss any decisions that would affect the future of our company, including discussions for our business plan. At TWELVE+, we hold monthly meetings to keep everyone in the firm consistently updated. A new representative is elected from each department to partake in the monthly meetings, bringing forward any concerns or suggestions to the team.

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AM TE Figure 9: Current Organisational Diagram (Authors Own, 2019)

OUR COMPANY

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TWELVE +

Figure 14: Our Practices’ Approach (Authors Own, 2019)

Our Approach Within TWELVE+, our business operates from three distinct sectors; Administration, Application and Architecture. Our administration team are responsible for ensuring that the business is running smoothly, the application team provide the platform in which our architects and other firms manage their projects, and our architecture team complete a variety of design projects and schemes.

Each of our sectors works together to help to create a better-built environment. While they all operate differently, they all feed into each others' successes.

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Figure 15: Administration Duties (Authors Own, 2019)

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Figure 16: Application Team’s Approach (Authors Own, 2019) *This will be further explained in the Design of the Development Process Journal

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Figure 17: Architecture Team’s Passion Projects (Authors Own, 2019)

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MARKETING STRATEGY

00 MARKETING STRATEGY

Marketing and Branding Our marketing strategy at TWELVE+ is to promote our business using a wide range of platforms. We do this to target a broad variety of clients and industries. An online presence is very important for our business. We use platforms such as Instagram, Twitter and Facebook to advertise our work and our application. Within the practice, we use Hootsuite to get insights into the engagement on our posts. Using Hootsuite enables us to make decisions about which platforms are most suitable for certain content, allowing us to choose a suitable platform to advertise our practice and application.

In addition to having a strong online presence, we believe that networking is equally important within our business. At Twelve+, our teams often attend networking events, allowing us to engage with a variety of professionals. By organising a launch party for our application, we were able to branch out to a range of professionals, who in turn, promoted our application to a variety of architects. As an alternative to networking events, our team often promote our application using CPDs within architecture firms, engaging in public talks about our platform, and lecturing to university students to ensure future architects are aware of our service.

Continued Professional Development

Public Talks

BRANDING

TWELVE+ PRACTICE

Content Delivery Mechanism

TWELVE+ APP

TWELVE+ WEBSITE App Store Optimisation

Website & Social Media Platform

Networking Events

Figure 18: Marketing and Branding Strategies (Authors Own, 2019)

FINANCIAL STRATEGY

00 BUSINESS DYNAMICS INITIAL OVERHEADS Initial Overheads

DESIGN SOFTWARE

CURRENT CurrentOVERHEADS Overheads

CONSULTATION

DESIGN SOFTWARE

APPLICATION DEVELOPMENT

IT EQUIPMENT

CONSULTATION

APPLICATION DEVELOPMENT

IT EQUIPMENT

TWELVE + RUNNING COSTS

RUNNING COSTS

INSURANCE

INSURANCE MARKETING

B CORP CERTIFICATION

Figure 20: Business Overheads (Authors Own, 2019)

LEGAL REGISTRATIONS

SA L

LEGAL REGISTRATIONS

MARKETING

B CORP CERTIFICATION

IES AR

Initial Investment Our mission within TWELVE+ initially was to be financially autonomous. Upon startup, the company was employee funded by the original twelve members, these continue to have equal equity within the business. Our members initially agreed to reduce overheads during start-up to ensure the company would be able to survive during the launch of TWELVE+, having this agreement allowed us to be agile and 54

flexible until we were generating enough income to expand our overhead costs to allow for a better work environment, additional staff, and the allocation of ample staff benefits. Having a multi-disciplinary team from the offset meant that the majority of our business could be managed in-house. Having a large office space, defined employee contracts and large outgoings were therefore not appointed during the initial start-up period.

01 PAYMENT OPTIONS

Subscription Packages T WE LVE

Our two revenue streams are generated in separate ways. Our application, for example, is sold using subscription packages. When purchased by a smaller firm, the platform would be able to be used on a limited number of projects. Whereas, when distributed to larger organisations, we begin using tariff systems to distinguish packages - the sizes of companies largely impact this.

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Fee Payments A large issue within the development process is the withholding of payments. In response to this, our application is designed to schedule payments and give notice of when there are upcoming fees to be paid. Since our application requires firms to input deadlines and payment periods via contracts; payments can be made in any way the client chooses. If a client withholds payment or has not successfully paid on time, work is postponed, not allowing users to access files or data on the application. Although we are aware this may delay works, we believe this will ensure professionals are valued for their time and does not allow clients to take advantage of workers. 58

Pay

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Here, the initial con cep t desi gn is produced in line with the desi gn brief es tablish ed in stage 1, and presen ted to the clien t.

PAID

NOT PAID

Figure 23: Secure Project Progression (Authors Own, 2019)

Arrange client meeting T WE LVE C ommunicate. Design. B uild

T he Alms hous e As s oc iation

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Pr oje c t - P has es Build and Design S tages

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Payment Be fore any process can be moved forward, all parties mus t accept th at payment has been received for work done up to the current s tage of works, and is su cient to ful l the quotation for that se ction. Data Pr otec tion Twelve+ accept and understand the Data P rotection Act 2018 and ensur e that in the event of a data breach, that all parties involved will be noti ed, and measu res are taken to ensur e privacy and se curity will be taken. I her eby declare that I, (I) The Almsh ouse Asso ciation, accept th e above contract from (ii) Twelve+ as a legally binding contract. Sig ned Twelve+

S igned The Almsh ouse Asso ciation

Figure 24: Secure Payment Protection (Authors Own, 2019) 59

RISK MANAGEMENT

00 DATA MANAGEMENT

Our Data Management The platform we have developed at TWELVE+ is designed to improve the development process of projects. A key feature within our application relates to data collection. By tracking the progress of our projects, we can receive background data on Workflows. For example, in the process; users can track project progress, monitor deliverables, and approve documents. By doing this, we can collect data on time scales within projects, typical deliverables, and costs relating to project scales and locations. This enables us to benchmark data for use in future projects. Through collecting background data throughout the development process, we can identify patterns and disparities in areas within projects, flagging common issues within the different project phases. Since our application went public, we

have been able to collect background data on projects that other firms have been running through the platform. Our application team continuously work on improving our platform based on reports of existing projects. We knew a key area we wanted to improve within the built environment was postoccupancy, therefore, with permission from our clients, we retrofit sensors into our buildings upon completion to track the use of the buildings. In remaining in the loop with our built projects, we can understand how our buildings are operating in-use, and help clients to optimise their buildings. A positive aspect of this feature is that we often receive repeat business from our clients. Once our clients see that we care about the future of their buildings, we are often employed in working on the data to design improvements.

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Communicate | Design | Build

PROJECTS MANAGED THROUGH

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Figure 25: Data Collection (Authors Own, 2019)

CONCLUSION

00 CONCLUSION

The focus of TWELVE+ is to improve the overall communication, transparency and impact of processes in the built environment industry. Our architecture team aims to change the way architects work, not only in their engagement within the development process (using the application) but also in their attitudes to work. We believe that the future of the profession needs to be more accessible, diverse and respectful of individuals. Our application functions as a collaborative project management platform, changing the way in which professionals work with each other and manage their projects day-to-day. With the intention to become a legal UK authoritative platform, the application has the potential to revolutionalise the development process; adding accountability, trust and engagement at every stage. By using information from each stage of previous and ongoing projects, we aim to create a database of existing buildings within the UK, meaning that retrofitting becomes a cost-effective, safe and efficient process long-term. 78

Group A Evgenia Papaiakovou, Kimberly Androliakos, Michael James Foster, Aishwarya Somisetty, Irvine Kipkemboi Toroitich, Joshua Jenje, Hani Namirra Abdul Nasir, Leanne Hobday, Emmanuel Adedokun, Farid Abdulla, Lauren Jakeman, Khairul Asyraf Mohd Rodzi 84

TWELVE

Communicate | Design | Build

Design of the Development Process

1 2 3

TWELVE+ 00

Executive Summary

Introduction

Project Overview

Who is our Client?

Current Issues

PROJECT PHASES 00

Project Phases Overview

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Phase 2 - Application & Registration

Phase 3 - Concept & Design Development

Phase 4 - Technical Design

Phase 5 - Construction

Phase 6 - Handover

Phase PLUS - Building In-Use & Monitoring 68

Post-occupancy

CONCLUSION 00

Conclusion

Risks

Process Overview

Bibliography

1 +

TWELVE

00 EXECUTIVE SUMMARY

The future of the architect in the construction industry has been diluted RYHU WKH \HDUV WR UHVHPEOH DQ RIߔFH of ‘creatives’ that don’t understand the ever-changing construction industry. As technology advances, the construction industry adapts and experiments. In this experimental frame, we propose a medium, in the form of an application, that will help concrete the ‘architect’ into the profession and retake the professional stance architects once had in the industry. Through the TWELVE+ application, we build a network of buildings that will speak and learn from one another, with the aim to always improve and make HIߔFLHQW QRW RQO\ WKH EXLOGLQJ EXW WKH entire process of construction from the brief to the handover and the continued monitoring of the building in order to close the building performance gap. The application is a seamless phase by phase approach to the design, construction and post-occupancy process, transparent to the client and all main consultants.

We as a practice, desire to not only design excellent architecture, but we want to extend the connection we have with clients and buildings. We wish to manage and maintain our designs through the use of data collecting technology to gather information on the performance of our buildings and develop ourselves as architects in the process. The data collected will be used to make more informed decisions in various phases in future projects. This data can also be useful in guiding the client to adapt and change the current building if the information collected SRRYHV WKH EXLOGLQJ LV OHVV HIߔFLHQW LQ performance and/or use during its postoccupancy.

01 INTRODUCTION

Twelve Plus

Built on the RIBA Plan of Work 2013, the TWELVE+ application focuses on empowering the architect and creating transparency throughout the construction process. The application deals with current issues in all the phases, explained further in this journal.

7KLV MRXUQDO LGHQWLߔHV VHYHUDO LVVXHV derived from the current RIBA Stages (2013), which the TWELVE+ application resolves, by forming better communication networks between all the parties involved in the construction process.

3KDVH 0HHWLQJ DQG %ULHߔQJ (Comprises of RIBA stages 0 and 1) Phase 2 - Application and Registration (This is an additional stage) Phase 3 - Concept and Design Development (Comprises of RIBA stages 2 and 3) Phase 4 - Technical Design (Comprises of RIBA stage 4) Phase 5 - Construction (Comprises of RIBA stage 5) Phase 6 - Handover (Comprises of RIBA stage 6) Phase 7 - Building in-use and Monitoring (Comprises of RIBA stage 7)

The TWELVE+ application is available on computer and mobile phones, compatible with Windows, MacOS, iOS and Android, but this journal focuses on the mobile application in order to HPSKDVLVH WKH HIߔFLHQF\ DQG HDVH this application provides, for when SURIHVVLRQDOV DUH RXW RI WKH RIߔFH

02 PROJECT OVERVIEW

Architect TWELVE+ Location Manchester, UK Budget £700,000 Project Description Construction of a new housing unit for the Almshouse Association, a registered charity. The housing unit is built of local, affordable materials and crafted by local tradespeople. The project will create 50 new affordable homes for vulnerable people. This project will rely on affordable and reliable future maintenance, that TWELVE+ application excels in.

Affordable housing solution

Affordable housing solution for old oldand , vulnerable for vulnerablepeople people

Strict budget and Strict budget and

maintenance through maintainance through rents rents

Volunteer trustees Volunteer trustees with limited knowledge with limited knowledge DERXW PDQDJHPHQW about managment + maintainance maintenance

Subscription fee Subscription fee

ALMSHOUSE ASSOCIATION

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04 CURRENT ISSUES

Introduction Historically, architects took a lead design role in the construction industry. However, today the role of lead designer involves additional services beyond those of a traditional architect. The lead designer is often still the architect, but the overall management of trades and responsibilities has been diluted. It is with the TWELVE+ application that we hope to simplify the required involvement of management and communications and restore this control to the lead design through the use of our practical, Twelve+ application. The TWELVE+ application aims to untangle some of the issues facing the construction industry in three stages. The three different categories are: Design Issues Communication Issues Data Issues

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Post-occupancy Figure 5: TWELVE+ Platform Compatibility

PROJECT PHASES

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OBJECTIVES PROCESS

Application Registration

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Stage 0: 3TRATEGIC $EÚNITION

Stage 2: Concept Design

Stage 1: Preparation & Brief

Stage 3: Developed Design

Understand the brief of the client

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Client register into the application

Architect creates few initial proposals

Discuss about the potential project

Consultants register into the application

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Client appoints all the consultants into the project directory

Discussing on Legally Binding Agreement

Client upload the BRIEF DOCUMENT ÚLE

Discussing about the payment method Signing a contract Client pays the fee to the consultants

Figure 12: TWELVE+Project Phases Overview 26

Architect upload the minute meeting

Regularly meeting with the client to update the design Client actively involved in the designing process Finalise Concept Design Client accept the design Planning Application Submission begin

Technical Design

Construction

Stage 4: Technical Design

Stage 5: Construction

Examining buildings’ technical aspect Other technical consultants design a detailed drawings Project tender Apply for Building Control Application Apply for Building Regulation Approval All consultants and contractor agree on JCT Contract

Handover

Building In-Use and PLUS Stage

Stage 6: Handover & Close Out

Stage 7: In-Use

Construction phase

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Regular sitemeeting discussing on the issue and progress of the construction Regular inspection by the architect Any defects will be updated in the application for further actions by the contractor

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01 MEETING & BRIEFING 5,%$ 6WDJHV

Stage 0

Issues

This stage is the initial consideration of the client considering the projects business case, outlining the rational behind the project, strategic brief considering different site and external factors when applicable, and the initial consideration of the assembly of the team.

Based on our experience and discussion, we notice that the process between stages 0 and 1 can be made simpler within the application and is encompassed within 3KDVH )URP WKH IHZ ߔUVW PHHWLQJV the client and appointed consultants can work on several issues based on the brief given by the client. The current separation between RIBA stages 0 and 1, makes the process more complicated. There is an uncertainty towards the client’s loyalty as the architect may do speculative work which may go unpaid, or the client may receive a design and VHOHFW D GLIIHUHQW ߔUP WR PDQDJH DQG build the product. TWELVE+ is trying to re-establish the communication network between the client and the consultant, throughout the design, construction and handover stages of a project. Figure 1 shows the difference between the traditional practice and the twelve plus practice.

Stage 1 This is the initial consultation where the Architect identify client’s requirements based on the developed project objective encompassing the Stage 0 considerations, quality objectives of the project and the expected project outcomes from the completed design.

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This is a new phase not included in the current RIBA stage of works and is necessary for the use of the application throughout the project. The primary purpose of this phase is for all parties to create their accounts and given access to the different aspects they will be interacting with in the application, how to use it, and when to use it.

After introducing the application, we help the client understand the interface, registering their details into the application and answer their questions regarding.

The respective team member needs the following to be signed up: Name: First and Last Name Email: Company: Name of company being represented Role: Role of individual in the project Registration Number: Password: Create Password (8 Characters, 1 Number, 1 Symbol)

Figure 16:Consultants register on the application

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This stage is the start of the concept design process. Commonly it is the stage when the project team develops several project / design strategies to respond and resolve the client brief. At this stage, design strategies are focused on addressing environmental and sustainable design resolutions to ensure and minimise negative environmental impacts. This is done by introducing and HVWDEOLVKLQJ HQHUJ\ HIߔFLHQW VWUDWHJLHV that comply with the ‘Development Technical Policy Statements and design deliverables relating to building services and energy’.

The RIBA stages 2 and 3 are some of the most important stages within the design stage process because this is the phase where the Architect and client communicate and agree on an early brief. Issues with these stages include communication and transparency communication between the architect, Quantity Surveyor and Engineer at this stage is often convoluted (unless all parties are in house), due to the multiple parties having to communicate through different systems and from different perspectives. This is often because of the ODFN RI WUDQVSDUHQF\ SHUVRQDO ߔQDQFLDO agendas and the lack of consideration for client needs.

Stage 3 This stage consists of the concept and developed design, which includes coordinated and updated proposals for structural design, building services V\VWHPV RXWOLQH VSHFLߔFDWLRQV &RVW Information and project strategies that align with the agreed-upon design Programme and client brief. During this stage, it is essential to review the Project Strategies previously generated. 38

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The Almshouse Association

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Build and Design Stages

Contracts, Agreements, DrawingZ

Contacts

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Phases Payments

Payments per stage

Accessing the Phases The client, once the sign-up process is complete, can access the phases of the project.

Project

Build and Design Stages Architect Twelve+ Location Manchester, UK Budget Project Description Construction of a new housing unit for the Almshouse Association, a registered charity. The housing unit is built of local, aɈordable materials and crafted by local tradespeople. The project will create 50 new aɈordable homes for vulnerable people. This project will rely on HɈordable and reliable future maintenance, that Twelve+ application excels in.

Locked Phases

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The Almshouse Association

Project - Phases

Each phase is unlocked in due time, in accordance to real-time updates of the progression of the project. Phases are also unlocked when relevant and required documents are signed and submitted.

Build and Design Stages

Phase 1

Project Brief

Minutes

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TWELVE

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Communicate. Design. Build

The Almshouse Association

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Client Declerat…

Payment Sche…

Stages Project - Stages

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Build and Design Stages

Phase 1 Seen by all

ere, the initial concept design is oduced in line with the design brief tablished in stage 1, and presented to e client.

Delivered

Client Decleration

Payment Before any process can be moved forward, all parties must accept that payment has been received for work done up to the current stage of works, and is suɉcient to fulÄl the quotation for that section. Data Protection Twelve+ accept and understand the Data Protection Act 2018 and ensure that in the event of a data breach, that all parties involved will be notiÄed, and measures are taken to ensure privacy and security will be taken. I hereby declare that I, (I) The Almshouse Association, accept the above contract from (ii) Twelve+ as a legally binding contract. Signed Signed Twelve+ The Almshouse Association

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The Almshouse Association

Messages

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Architect

Hi Karen, I’m well thank you. How can I

10:00 am

TWELVE

Communicate. Design. Build

Engineer

Last seen getting paid more.

The Almshouse Association

Quantity Surveyor Yes! That is how much it costs…

Messages

M & E Engineer

Hi Jessica (Architect), how are you?

Last seen Tuesdays 11/11/19

Contactor Unavailable

10:05 am

10:00 am

Hi Karen (Client), I’m well thank you. How can I help?

I’ve attempted to view the documents in the (Phase 3 folders) but it seems they are locked?!

Queries When the client has a query regarding, the app, the project or any other relevant subject, they are able to contact the involved party and have a conversation, to discuss issues, answer questions and clear misunderstandings.

10:12 am

Oh I see. This is because you haven’t payed for the second Phase as per the agreement during our Phase 1 meeting.

Understood. I’ll go ahead and make the payment for Phase 3 now. Thank you.

Message

10:10 am

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Payments Phase 3 Payments per stage

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Mr Ive ******

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Project - Phases Build and Design Stages

Phase 3

+LZPNU Proposal

PDF

4LL[PUN Minutes

PDF

Payments Due Documents are locked if the client fails to produce payment, as per Phase One Client Declaration Agreement. Previously locked documents can now be accessed.

+LZPNU Contract

PDF

Planning Application

DOC

PHASE 4

TECHNICAL DESIGN 5,%$ 6WDJH

Stage 4

Issues

Stage 4 is typically the stage in the project, drawings detailing out the technical design are produced in accordance to the responsibility matrix and project strategies to include all architectural, structural and building services information. It is at this stage where audits on details such as continuous insulation an airtightness and wall junctions are thoroughly checked before construction is allowed to begin. The buildings regulations are also audited by the respective consultant to make sure that the adhere to the regulation documents and the contract.

Being the stage just before construction begins, it is vital to get the all the information and drawings correct and circulated in its most revised form to all partied involved. There are therefore issues that come with this stage, DQG ZH KDYH LGHQWLߔHG WKDW DV WKH communication between the contractor and the architect, in coordinating their drawings and making sure everyone has uploaded the correct number of drawings are have access to the latest revision of the drawings available on the application. The client is often left out of the discussions that happen in this stage, and within our transparency ethos, we want the client to be able to have access WR QRW RQO\ WKH ߔOHV DV WKH\ DUH EHLQJ uploaded, but the conversation that the consultants have with each other.

1RWLߑFDWLRQV There are several communication issues in the technical design sage that can EH VLPSOLߔHG &RPPXQLFDWLRQ EHWZHHQ contractor, consultants and architect can RIWHQ EHFRPH FRPSOLFDWHG DQG GLIߔFXOW as revisions are made to drawings.

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Phases Project - Phases Build and Design Stages

Phase 4

Planning Documents

Tender Document

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Technical Drawings

Calendar

Photos

Phases

Project - Phase 4

EXL

Build and Design Stages Seen by all

Description: Detail drawing of strip foundation for the west wing of Almshouse construction. Drawing supplier: Twelve Drawing by: Jessica Taylor Date: 02/12/19

Delivered

New revision - Date: 02/12/19

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Project - Phase 4 Build and Design Stages

Phase 4

Foundation Details

PDF

Roof Detail

PDF

External Wall Detail

PDF

Window Detail

PDF

The TWELVE+ application will ensure that all parties can check the drawing they are working on are the current and FRUUHFW UHYLVLRQV $ QRWLߔFDWLRQ FDQ EH sent to relevant recipients that a drawing has been revised and guidance on where WR ߔQG WKH UHYLVHG GUDZLQJ

PHASE 5

CONSTRUCTION 5,%$ 6WDJH

Stage 5

Issues

The construction stage 5 is when the building actually starts to be built from its foundations up in accordance to the constructions programme. Depending on the procurement route and the building contract (JCT in this case), the construction length varieties from project to project. This period often encompasses various site meetings to discuss building control inspections, design changes, and various other things.

This stage perhaps contains the largest number or expected and unexpected issues, such as the communication of building control applications and timetable management, as well as the managing and enforcing of the building contract throughout the progress of the project. It is at this time, that poor workmanship FDQ EH LGHQWLߔHV DQG UHSRUWHG DQG WKH accountability to the work is often an issue that is encountered. The architect is increasing taking a more limited role in this process, which results in the design being compromised, and not attaining the initial product the client expected. There are a lot of minor and major errors that are continuously made during this process, and an early warning system caution this could prevent it. The management of the sustainability of materials during construction is a problem, which often leads to extra overhead costs and increased waste.

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Figure 24: Culpability and Workmanship

15:40

Building Control Application Building control applications can be tracked and updated through the app. The application can keep track of the calendar, notifying relevant people when site inspections by the building control RIߔFHU DUH WR WDNH SODFH

Tuesday, December 03 NotPÄcations

TWELVE + Building Control Inspection

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14:54

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Phases Project - Phases Build and Design Stages

Phase 5

Drawings

Contracts

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Communicate. Design. Build

Seen by all

Construction Gantt chart

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Delivered

Invoce

Phases Project - Phases

EXL

Build and Design Stages

Phase 5 Seen by all

Delivered

January

Building Control Site Meeting Date: 23/01/2020 Time: 09:00

2020

PHASE 6

HANDOVER 5,%$ 6WDJH

Schedule of Defects Photographs will be taken of any items that require correction and documented on the application. When the corrections have been made they can be updated on the application and signed off by the site manager. Contractors must be informed of construction defects within 14 days of WKH FHUWLߔFDWH RI SUDFWLFDO FRPSOHWLRQ LV issued . The site manager will record photographs of all items of construction WKDW UHTXLUH UHFWLI\LQJ DQG ߕDJ WKHVH within the TWELVE+ application. 7KH UHFWLߔFDWLRQ SHULRG ZLOO EH GLVSOD\HG as a simple diagram to help the client understand what is happening and what ZRUN LV EHLQJ FDUULHG RXW LQ WKH ߔQDO stages.

Construction phase

2ECTIÚCATION 0ERIOD

Building Building occupancy Occupancy Start Start

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Contractorinform of Any Architect contractor any Defects Withing defects within 14 Days 14 days

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Construction Ends

Handover Building to the Client

When all stages have been completed and paid for, the contract will be FRPSOHWHG DQG WKH ߔQDO FHUWLߔFDWH ZLOO be written by architect and posted on the application.

During the handover of the building, the application will be set up to manage and maintain the property in use. The smart systems present in the building will go WKURXJK D ߔQDO FKHFN WR HQVXUH WKH\ DUH all synced up correctly and supplying data to the application.

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Communicate. Design. Build

The Almshouse Association

Phases Project - Phases Build and Design Stages

Phase 6

CertiÄJate Of Practical Compilation

PDF

Schedule of Defects

TWELVE

PDF

Communicate. Design. Build

The Almshouse Association CertiÄJate of Making Good

Phases

Final CertiÄcate

Project - Phases PDF

PDF

Build and Design Stages

Phase 6

CertiÄJate Of Practical Compilation

PDF

CertiÄJate of Making Good

PDF

Each document is unlocked in due course

Schedule of Defects

PDF

Final CertiÄcate

PDF

PHASE PLUS

BUILDING IN-USE & MONITORING 5,%$ 6WDJH +DQGRYHU %XLOGLQJ 2FFXSDQF\

After the project is completed, the property will be handed over to the client and ready to be occupied. While the users are inhabiting the building, the installed integrated system will UHFRUG WKH GDWD IRU WKH 2SHUDWLRQDO 5HYLHZ 3XUSRVH

2SHUDWLRQDO 5HYLHZ From the data collected in 3 to 6 months after handover, it will EH UHYLHZV WR H[DPLQH WKH GHOLYHU\ SURFHVV IURP LQFHSWLRQ WR occupation of the building. The review is important to make necessary adjustments to the building.

2SHUDWLRQDO 5HYLHZ The review will be done in 9 to 18 months after handover. The UHYLHZ LV GRQH WR H[DPLQH WKH EXLOGLQJ ZKHQ LW LV RFFXSLHG The main focus of the review is to identify the building SHUIRUPDQFH LQ VSHFLߑF DUHDV DQG FRVW LQ XVH

6WUDWHJLF 5HYLHZ 6WUDWHJLF 5HYLHZ ZLOO EH FDUULHG RXW LQ WR \HDUV DIWHU occupancy. The purpose of the review is to investigate the building performance ad the data will be used to improve the building in long term. The collected information will be used IRU WKH QH[W SURMHFW

Figure 26: Post-occupancy Timeframes 68

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08 POST-OCCUPANCY

Closing the System Currently, the RIBA (2013) Stages are diagrammed as a closed system, when in fact, in practise once the architect KDV LVVXHG WKH ߔQDO FHUWLߔFDWH WKHLU responsibility an work with the project LV SHUFHLYHG WR KDYH ߔQLVKHG DQG DUH no longer attached to the building, and all the post occupancy information that would be necessary for a different project if left behind.

TWELVE+ offers the service of closing the loop and being involved with the building under a paid subscription by the client to monitor and record the building performance during is postoccupancy usage. The information will be useful for us as architects, as we develop other projects as we would be able to continually improve not just the HQHUJ\ HIߔFLHQF\ RI WKH EXLOGLQJ EXW WKH spatial design of it as well, drawing from examples of layouts and materials that worked and didn’t work.

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CONCLUSION

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Overview The end goal for the TWELVE+ application is to expand and develop the app further to help reduce the issues that the construction industry faces. Ideally, the application would EH XVHG E\ RWKHU DUFKLWHFWXUH ߔUPV to help manage the construction process, then upon completion, allow the TWELVE+application to manage and maintain the building through the use of smart technology. The more data collected from buildings by the TWELVE+ application, the more data we can collect and use to inform our designs. $UFKLWHFWXUH ߔUPV FDQ EHQHߔW IURP WKH TWELVE+ DSSOLFDWLRQ E\ DIߔUPLQJ WKHLU role in the whole construction process.

02 TWELVE + Communicate | Design | Build

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Figure 32: TWELVE+ Complete Process 84

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