Design-build offers a unified approach to project delivery, combining the design and construction phases under a single contract. This contrasts with the traditional "design-bid-build" method, where these phases are separate and often lead to potential conflicts and delays. In the design-bid-build model, the design firm first creates the project design documentation, and then contractors are consulted to bid for the construction contract based on the designer’s design. This can result in communication gaps and potential cost overruns.
In contrast, design-build provides a more integrated and collaborative approach. The design-build contractor is responsible for both the design and construction, fostering a seamless transition between the two phases. This allows for better communication, coordination, and integration of the specialist supply chain partners in the design, quality, budget and time control, and risk management throughout the project. Additionally, design-build often leads to faster project completion, as design and construction activities can overlap, reducing the overall timeline.
Design-build is particularly advantageous for complex projects or those with tight deadlines. By streamlining the process and minimizing potential conflicts, design-build can help ensure that projects are delivered on time and within budget. Moreover, the integrated approach can foster innovation and creativity, as the design-build contractor is incentivized to find efficient and effective solutions.
Phases of Design-Build
The design-build process is a structured approach that involves several distinct phases. While the specific sequence and duration of these phases may vary depending on the complexity and scope of the project, they generally follow a consistent pattern. This ensures a smooth and efficient project delivery.
The general overview of the design-build process includes the following phases:
1. Project Planning Phase
The project planning phase is a critical stage that lays the groundwork for a successful project. During this phase, the project's scope, requirements, and budget are defined, ensuring a clear vision for the project. Additionally, thorough site investigations are conducted to understand the site conditions and potential challenges, informing the design and planning process. The design-build contractor is selected, and a team of architects, engineers, and construction professionals is assembled to work collaboratively on the project.
2. Design Phase
The design phase is where the project's vision takes shape. The initial conceptual design stage involves exploring various ideas and concepts, considering factors such as functionality, aesthetics, and budget. The concept design provides the floor plans and elevation, renders, material selections, and cost estimates based on which the contractor will make a commercial offer, including all the assumptions and details considered. After approval by the client of the concept design and of the commercial offer, the schematic design phase will start, refining the concepts, preparing the schematic drawings and specifications, and submitting these documents to the authorities and the client for approval. Finally, the detailed design development stage involves finalizing the design details, including detailed engineering drawings and authorities’ design permits and NOCs (No Objection Certificates). This phase ensures that the project meets the client's and authorities’ requirements and is feasible for construction.
3. Construction Phase
The construction phase is where the project is physically built. Mobilization involves setting up the construction site, obtaining necessary construction permits, and coordinating with subcontractors. Construction activities then commence, including site preparation, foundation work, structural framing, and finishing. Throughout the construction process, quality control measures are implemented to ensure that the project meets the specified standards and adheres to the approved design.
4. Closeout Phase
The closeout phase marks the completion of the project. All electrical and mechanical systems are tested and commissioned to ensure compliance with the project and authorities’ requirements. A punch list (snagging list) is prepared, identifying any items that need to be corrected or completed before final acceptance. A thorough final inspection is then conducted to verify that the project meets all authorities and the project’s requirements and is ready for handover. The project is then formally transferred to the owner, including necessary documentation, warranties, and operating manuals. This final phase ensures a smooth transition and successful completion of the project.
Benefits of Design-Build for Clients
Time Efficiency:
Design Process: The design phase is streamlined, leading to faster project timelines. The experienced Design-Build contractor is liable and controls the design, the budget and the time for construction. He is the best party to make precise and fast decisions for the project design. Early involvement of the supply chain at the design stage for a detailed definition of that work, giving pricing and technical security to the project.
Construction Process: Overlapping of design and construction phases. Practical and efficient design solutions, such as steel structures prefabricated elements, and pre-cast concrete, can accelerate construction and reduce costs.
Procurement Efficiency:
Material Selection: Many materials are selected in advance during the design phase, minimizing procurement delays. Supply chain hired early (during the design stage) reducing the procurement process: selection, appointment, manufacturing, shipping, delivery to site, installation, inspection and approval.
Financial Benefits:
Early Completion: Faster project completion allows for earlier rental or sale of the building, increasing financial returns.
Cost Savings: Early completion can result in cost savings on construction and associated expenses.
Risk Mitigation:
Cost Overruns: The design-build approach eliminates potential cost allowances for risks associated with traditional design-bid-build methods.
Client's Risks in Construction-Only Contracts
- Dealing with many parties, the design consultant often opposes the contractor instead of supporting it.
- Conflicts in various documents form part of the contract.
- Misinterpretation by the client’s team of various documents, which leads to disputes.
- A more rigid and lengthy approval regime.
- Design defaults in structure, MEP and any other system.
- Prolongation costs associated with the extension of time claims.
Note: In a Design and Build type of contract, all of the above risks are borne by one party, the contractor.
ECC's Proven Track Record in Design and Build Projects
Engineering Contracting Company (ECC) has solidified its position as a premier provider of design and build solutions across the residential and commercial sectors. Renowned for its ability to streamline construction processes, ECC offers clients significant time and cost savings.
ECC's track record of successful projects speaks volumes. Notable examples include The Peninsula - Plot Z, Dubai Creek Harbour Creek Beach Clusters Phase 4 & 5, and Kempinski Residences The Creek Dubai. These projects showcase ECC's commitment to delivering superior quality within tight deadlines. By integrating design and construction phases, ECC streamlines processes, leading to faster project completion and significant cost savings. This efficiency is exemplified by the timely completion of the Reem Community and Shams Community (212 Townhouses) projects.
ECC is not only known for its efficiency but also for delivering exceptional value. Through optimized resource allocation and innovative construction techniques, ECC ensures that projects like Vida Hotel, Health Club & Spa Facilities, and Ceva Project 1 (Logistic Store & Distribution Center) For Jafza Gazely are completed not only on time but also within budget. This approach has made ECC a preferred partner for clients seeking reliable, cost-effective solutions.
Each project reflects ECC's dedication to providing sustainable, high-quality outcomes. This consistent commitment has reinforced ECC's reputation as a leading provider of exceptional value across the residential and commercial construction sectors.
Collaboration and stakeholders
Success in the design-and-build project depends on the experience and the mindset of the contractor.
At ECC, we foster a collaborative approach, selecting and valuing our supply chain as partners on a shared journey. Our goal is to deliver projects that meet or exceed client requirements and expectations. We believe that ethical and professional relationships with all stakeholders are essential for success. ECC focuses on building long-term relationships with clients and suppliers. We strive to deliver quality projects and create a reputation that encourages clients to return for future services. It is important as well to note that ECC group has in-house the major subcontractors that are required for a building construction project:
- United Masters Electro-mechanical: our in-house MEP subcontractor.
- Abanos: our joinery and Fit-out subcontractor.
- Prime Metal Industries: our Metalwork subcontractor with two divisions:
- Structural steel and decorative steel works
- Aluminium and glazing works (façade)
Employing them on our project ensures that no conflict will arise between the parties and that collaboration will be successful.
Leading the Way in Construction Technology
ECC strives to adopt the latest technologies and innovations in the construction industry.
BIM:
ECC was certified ISO 19650:2018: BIM for design, construction, and commissioning in 2018. All ECC projects are built using 3D design tools such as Revit, Navisworks, and Autodesk 360 (a 3D model collaboration tool on the cloud, shared with our supply chain for their input). These tools enable us to solve coordination issues and clashes in the design phase before they arise on-site.
Lean Construction:
ECC was the first contracting company in the Middle East and North Africa to be certified by BSI for ISO18404:2015: LEAN SIX SIGMA in 2023
Digitalization of all ECC processes:
We have digitized all ECC processes, using a Project Information Management System (PIMS) for documentation exchange, an online procurement platform for approvals, and in-house developed programs for HR, administration, finance & accounts, IT, HSE, QAQC, and plant departments. Our aim is to become a paperless company.
Use of Artificial intelligence:
Our in-house AI developer specialists automate repetitive operations that are time-consuming for our staff. For example, AI and BIM are used to determine where cut pieces can be reused, reducing tile/block cutting and wastage.
Prefabrication & Modularization:
We use prefabrication and modularization (bathroom pods, MEP modules, façade elements, etc.) and precast (staircases, façade elements, beams, columns, slabs, etc.) to increase quality and speed of delivery on-site.
Sustainability:
We are committed to sustainability through our dedication to becoming a paperless company, our material selections, the automation of our processes, the reduction of waste through our lean construction approach, and our permanent search for efficiency.
ECC’s commitment to innovation, collaboration, and sustainability positions it as a leading provider of design-build solutions. By leveraging advanced technologies, fostering strong partnerships, and prioritizing efficiency, ECC delivers projects that exceed client expectations. With a proven track record and a focus on quality, ECC is shaping the future of construction through its integrated approach.
