Design&Build

By Danuta Barańska, Creative Director, Tétris

Design&Build is a new buzzword that has captured the commercial space fit-out sector, used in construction companies’ names, or as a catchphrase in their offers. However, even a superficial analysis of the subject reveals many differences. What exactly is Design&Build? What is its main purpose? And finally, who does it benefit the most?

In a nutshell, Design&Build means time-saving, money-saving and responsibility. Many of us have encountered a situation in which an excellent design has turned out to be unfeasible due to the building’s technical or budgetary requirements. Moreover, subsequent design revisions result in considerable schedule adjustments, leading to sizeable costs. It’s a no-win situation – the client, architects, contractors and service providers are all affected.

Jigsaw puzzle

Design&Build means creating a common platform for all the stakeholders and entities involved. The aim is to create a comprehensive approach to the entire process, rather than assigning separate areas of responsibility. This approach limits investment risks at each stage. Several approaches exist:

Firstly, the purest approach: a project is implemented comprehensively by one company – from recognizing the client’s expectations and required functionalities (often not fully implemented), to a space and installation design that meet the client’s needs and budget, to construction works and the interior fit-out. The range of works may be limited to creating an empty space or involve a complete interior design arrangement, e.g. furniture, fabrics and decorative details. This is the most straightforward solution: one entity, one responsibility. It is also the easiest from an investor’s perspective: establishing and conducting cooperation, handing over the project or claiming compensation.

Secondly, there is a mixed approach, where one entity coordinates a number of contractors, while performing only some of the work. This entity may collaborate with external architects, or other participants selected by the investor. However, the responsibility for the entire project rests with the coordinator. This solution allows for the development of a design that meets the client’s expectations and is in line with specific construction conditions, time and budget. It significantly reduces modifications and revisions to the design.

The architect and the fit-out contractor are the two key Design&Build model elements, requiring precise coordination. The designers and architects translate the client’s needs and expectations to specific dimensions and shapes. However, they need many details concerning the building’s technical capabilities, availability of materials and financial terms. Here, tremendous support comes from the entity responsible for all the works, the one managing the project’s budgeting and execution. The main advantage for the architect in the Design&Build model is that they do not design blindly. They use specific information acquired from their partners: whether an idea is technically feasible in a particular building (following the verification of documentation with the factual status), how the choice of materials affects the implementation of costs, how the procurement process impacts the time program and deadlines. This eliminates the need to revise the design several times, and the architect doesn’t waste time on acquiring the necessary data.

The architect and the contractor are separate entities in the combined Design&Build model. While an independent architecture firm produces the design, the contractor’s expertise allows it to become optimally realistic from the very beginning. The contractor’s in-house architect is critical in acting as a link for the external firm, advising on a subcontractor’s ability to produce individual design elements. U