Analysis of the Portfolio Approach in Construction Projects - Coursework Example

Contents Introduction 3 Executive summary 4 Roof to wall meeting point technology 5 Case study 10 Background information 11Site location 11 Local Authority documentation 12 Sustainability statement of the project 13 Buildability strategy of the training facility 13 Conceptual design of the training facility 14 Technologies used in the design 14 Conclusion 15 References 16 Introduction Many construction firms are endowed with the task of making analysis, investments and developing a number of projects at the same time. Construction projects can be modeled in as portfolios and the portfolio theories and methodologies can be used appropriately to increase the efficiency and performance of the structures and the corporate business (Kangari & Riggs, 2008). According to Langford and Male (2001), the portfolio approach holds a great deal of importance in the construction industry and it is progressively becoming a very promising field for research in construction project management. The portfolio approach helps the construction firms to make their projects properly aligned to the corporate strategy (Langford & Male, 2001). The use of portfolios in construction management also helps financial institution to gain ownership of hundreds of construction projects and they use managerial tools to make proper decisions on whether to continue funding the construction projects or abort the work depending on the risk trade off of the project. Even though the financial analysts working in the banks are conversant with the methodologies for making financial investments but they are not familiar with working with construction projects and hence the portfolios become very crucial in making major decisions related to the financing of the project (Kangari & Riggs, 2008). Whenever a new project is included into the portfolio, it must be adjusted and reprogrammed since it will be entirely affected in terms of the risk factor, the capital cost and the flow of cash thus changing the entire value of the project. Therefore, new incoming projects to be incorporated into the project should be considered by means of new indicators. This paper analyses the portfolio approach in construction projects. It also analyses the meeting point technologies in construction of structures. Later we shall conduct a case study of a building that was earlier researched in class and determine the fundamental approaches used in the design. Executive summary This research paper comprises of a portfolio to be used in the construction of a building. The contents of the portfolio will include a survey of the available meeting technologies in the building industry, the design and layout of the building, the conformity of the project in relation to the adherence of the development approach to the local laws and regulations and the sustainability of the project. The process of managing the pre-construction works and the reporting of the requirements may be very cumbersome and therefore there is need to have a portfolio that will be implemented by the project managers (Adams, 2008). This will ensure the set standards of construction are adhered to by all the parties involved hence making the process of reporting easier. The pre-construction process involves all the tasks that are necessary for the development of a construction project (Boyd & Danks, 2000). The process will consist of a number of deliverables which will be categorized at different levels. In the area of the preparation of the design, there will be quite a number of deliverables including: Preparation of blue prints and plans of the drawings, application of the approval by the local council and awarding of the building contract (Forsyth & Crewe, 2009). The tracking deliverables normally require a great deal of time and effort for the team mandated with preconstruction works so that they can be in a position to document the processes involved (Ventolá et al, 2011). Since January 2015, our team has been involved with research work on the development of the portfolio. A code of conduct was developed for the development of the project for the management of the team. The clients were briefed on the status of the project. An analytical survey of the project area was done in order to select the most appropriate site for construction of the building and proper documentation obtained from the local council. Further analysis was done on the sustainability of the project and the spatial organization of the project. A conceptual design of the project was developed in order to determine the buildability of the structure. Further analysis was done on the planning activities of the project including the cost and the management of the construction site. This approach helped to develop a workflow for the implementation of the construction project. Roof to wall meeting point technology A common problem in buildings referred to as leaky roofs results from improper detailing and construction of the interface between the roof of the building and the wall. In this section, we are going to explore the proper design and building strategies in the roof to masonry cavity of the detailing of the interface (Ventolá et al, 2011). The initial decisions in the design of the roof to wall interface starts with the designer of the building. The designer must understand that the details of the interface must be developed and drawn at an appropriate scale preferably at a scale of 3: 1 and it must be referenced by the building section of the structure (Briga-Sa et al, 2013). Many designers tend to overlook this protocol and the task of making decisions related to design are thus delegated to other people to figure out what is the most appropriate approach in the field. Figure 1: Sketch of proper connection of roof termination and two piece stainless steel flashing to create a continuous water-resistive barrier. The specifications of the project are supposed to be referenced to this crucial detail and it can be used to suggest a formula of coordination between the related trades in preconstruction meeting (Lou et al, 2005). For instance, when a roof tends to terminate at a masonry cavity wall, there is need for the mason and the roof installer to make a coordination of the most appropriate elevation for the masonry through wall flashing in order to provide proper clearance for the insulation system of the building, the flashing steps, the thickness of the ballast and the snow (Barrett &Sexton, 2006). The standards in the roofing industry usually recommend that wall flashing should be at least six inches above the membrane of the finished roof. Figure 2: Sketch showing Adhesive rubberized flashing oozing out of wall. The next step involved in building of the most appropriate roof to wall interfaces details involves the scheduling and conduction of the proper installations inspection (Barrett & Sexton, 2006). The project manager, the quality controller, the foreman in charge of masonry work, the leading roofer and all the other people involved in the construction work are tasked with overseeing the installation works (Scottish Building Federation, 2012). The main points of observation normally include: flashing of the masonry wall at the correct elevation, the use of durable and properly installed masonry flashing materials and the provision and connection of the wall flashings and the roof terminations. The management of the moisture content by the exterior wall systems may take water from both the external and the internal sources of the moisture (Base lining and research into the construction sector in Scotland, 2012). Rain that normally falls driven by the wind normally attacks the walls systems from the outside direction while the air leakages from the interior of the building normally contribute to the moisture content that is found in the inside wall assemblies in the form of vapor condensations depending on the geography of the area (Devine-Wright, 2011). The walls should be able to dissipate the moisture either through drainage or evaporation before the situation goes beyond control. There has been a great deal of research in regard to the dynamics of moisture management for the exterior walls system and today superior walls are constructed to allow drainage and breathing (Marshall, 2011). The masonry cavity walls are known to be appropriate for this functionality. The masonry cavity walls are usually designed in such a way that they have two wythes that are separated by an airspace (Marshall, 2011). This technology of the wall has an integrated plane of drainage behind the wythe of the veneer. This gives allowance for the circulation of air behind the veneer to dry the wall from the inside direction towards the outside through the natural convection. Through the wall flashing technology, this becomes the key component for the successful management of the moisture content in the masonry cavity walls (Vickerman, 2007). Factoring in the design of the wall, a through wall flashing is supposed to locate at a point above the foundation of the grade of the wall, under the wall caps and the copings, under the sills and at any point where the vertical plane of drainage is interrupted by the wall or the roof (Chan & Dainty, 2007). Figure 3: Sketch of roof-wall interface showing the drainage details It is important to point out that the roof to wall interface results into interruption of the vertical drainage system and if the detailing fails, the occupants of the building we learn about it since there will be leakage above their heads and this will be seen when water enters into the interior of the building (Chan & Dainty, 2010). The masonry flashing systems that have been properly installed through the wall flashing systems of the masonry walls are supposed to follow the specifications of the project details (Clarke et al, 2012). The construction documents are expected to meet the appropriate models, adhere to the local codes of building and the approved industrial standards. The industrial standard for a through wall flashing includes the following conditions: a) An 8 inches minimum vertical flashing rise contained between the masonry wythes. b) A flashing top edge that is securely fastened to prevent it from pulling away. c) Flashing support to ensure that there is no sagging whenever the process of spanning the air space is separating the masonry wythes is carried out. d) A 6 inch minimum flashing laps that is sealed with a well compatible sealant. e) A horizontal leg of the flashing level that is pitched to the outside. f) Flashing should not be allowed to terminate the walls. g) End dams on the horizontal flashing in order to contain the water. h) Weep holes that are spaced appropriately with weep hole inserts that are durable and breathable. The crafters of the components are normally expected to build details as they are given in the construction documents without altering any detail (Mendonça, 2011). Any deviation from the given details in the documents should be done with approval from the relevant authorities through an appropriate channel of communication and within the details of the contract. For instance, the mason may submit a request for information to the overall construction manager but not the designer of the building (Chan & Dainty, 2007). Figure 4: Sketch showing the connected roof termination to through-wall flashing. Flashing is usually available in a variety of materials including materials such as copper, adhesive rubberized membranes of asphalt, and EPDM. However, it is important to note that PVC flashing is not appropriate for this case since it has been discovered to be brittle in nature and can fracture the interior walls. The flashing materials used in the construction industry have a number of characteristics but the most crucial aspects that they must have include: a) The roof to wall interfaces b) They are durable c) The must have the least number of leakers possible d) They should have the ability to resist sagging. If the flashing on the materials used in construction of the building does not have the above characteristics for the roof to wall details, then it would be prudent to consider changing the materials in order to minimize the risk involved (Mendonça, 2011). Many builders normally prefer to use the approved alternative materials while constructing the roof without taking into consideration the flashing specified in the other parts of the project. Some of the materials that are considered to be better flashing materials for this kind of detailing include the through wall stainless steel and the 1.0 mm flexible membrane flashing of EPDM (Marshall, 2011). In order to allow for an efficient installation of the flashing unit, some of the manufactures are now marketing their flexible EPDM products through the wall masonry flashing system in rolls that have the appropriate sizes and widths so that they are able to meet the required dimensions. The EPDM through wall masonry materials are thinner in nature and easier to work on as compared to the typical membrane stocks of 1.12 mm that is used in roofing (Chan & Dainty, 2010). The main advantages of EPDM over other materials is that it is more durable, it is UV stable and does not ooze on the wall. The EPDM also has fewer leakers as compared to other flashing materials (Devine-Wright, 2011). Case study In this section we are going to explore a building that was designed in class. In the case study, we shall explore all the tasks that were involved in the siting and design of the building in a systematic approach. This work was done in a team of nine members. The team had to overcome a number of constraints in order to meet the main objectives that had been fixed by the client. Each of the members was assigned a particular role and using all the skills and experience available, we teamed up to form a working group that was able to deliver what the client wanted. Background information As the project managers there was need for each and every one of us to understand properly the roles of each of the involved actors in the project who comprised of the architect, construction manager, health and safety officer, quantity surveyor, planner and the BIM coordinator. Each one of the team members took up a particular role and worked on it to the end. Site location The team had initially come up with four possible sites where we considered setting up a training facility and an analysis of the advantages and disadvantages of each site were evaluated. After a review of the four sites had been conducted by the entire team, it was decided that there was need to conduct a deeper inquiry into the St Lawrence Road and the Holystone sites. The pilgrim street was rejected due to the poor accessibility of the construction site and the fact that land would have been very expensive in that area. The Metro section too was rejected for the same reasons and there was barely enough information in regard to that site. The Gateshead site too was rejected. After the team had held much deliberation, it was decided that the training facility would be built on the Edmund Road, Holystone, Newcastle Upon Tyne. This site is highlighted in the North Tyneside Councils unitary development plan as an area for employment areas and expansion of land. The unitary development plan is a statuary document that sets out the council’s planning policies that are used to guide development, conservation, regeneration and environmental improvement activity. As the North Tyneside Council has stated that the site we are proposing to build on is available for class B1 development we should have no objections from the local authority for the proposal of our training facility. According to the planning portal class B1 business development is offices, research and development of products and processes and light industry appropriate for residential areas. It is also stated that the site can be used for hotel/ restaurant purposes and also acceptable for leisure purposes giving our client flexibility to change the use of the building in the future if required. Figure 5: Site location of the training facility Local Authority documentation The North Tyneside Council have produced a sustainable development and construction guide which states that designing and constructing sustainable buildings is an essential element in the overall efforts to achieve sustainable development in North Tyneside. The local authority are also seeking to develop an attractive and sustainable environment which again shows that our project would be perfectly suited to the area we have chosen. The sustainable development and construction guide highlights 8 key points that need to be addressed to achieve sustainable construction and to meet the standards that the council requires, these are: Building Design and Layout, Energy Supply, Water Conservation and Management, Accessibility and Movement, Security, Biodiversity, Sustainable Materials, Recycle and Re-use Buildings and Land. By incorporating a rainwater harvesting system we are conserving water and managing the levels of waste water also by using a timber framed building we are using sustainable materials and reducing the amount of waste materials on site. Sustainability statement of the project The building was to be environmentally friendly and this was supported by the local authorities. It was aimed to get the best BREEAM certification possible.The following guidelines were set for the BREEAM Specification. 1) The Technologies and M and E systems are thought in relation with the direct environment of the building to limit its impact on energy uses. 2) A strong attention will be given to the waste management which we want very strict. 3) The location and facilities of the building will encourage the use of common transports and bicycles. 4) Harvesting water will be collected and reused for toilets. 5) We will reduce the amount of CO2 impact by using a light frame and local materials will low embodied energy. 6) A Light frame will also reduce the Impact of the building on the land Buildability strategy of the training facility The site is big so we can accommodate all the facilities within its boundaries. The site is also surrounded by roads which ensure an easy access and exit from the area. The design is not overcomplicated and will allow improvement through the process as many components will be similar. Lightweight of the frame and prefabricated elements such as the external walls will accelerate the process. Conceptual design of the training facility All the functions that were needed to be accommodate in the different rooms and the required areas were looked at depending on the number of people it was meant to accommodate.The different rooms were linked in a logical manner to define the proximity required between different rooms. The glazing oriented south to enjoy the sun light and thermal mass can accumulate potential heat. All the computers rooms were placed at the ground floor as they produce heat for the upper level. The conceptual design was designed and modelled on Autodesk Revit. Figure 6: Conceptual design of the building Technologies used in the design The Roof to wall meeting point technology was greatly used in the construction of the roof to wall interface. A key component of this building is energy conservation, sustainability, performance and efficiency. In order to provide proper clearance for the insulation system of the building, the masonry through wall flashing system technology was used to ensure that there is a proper clearance for the insulation system of the building, the flashing steps, the thickness of the ballast and the snow. The wall was set to about six inches above the finished roof membrane. The masonry cavity walls were used to monitor the moisture content and drainage in the building. The external wall to flooring meeting point technology was also used to ensure that there is a proper connectivity on the floor outer wall interface. The fundamental aspects of this technology are to ensure that the aeration, thermal heat and the moisture content in the building is kept at proper manageable rates. Figure 7: Top view of the conceptual design Conclusion From the discussion, it is evident that portfolios are very important in the building and construction industry. The future of building will revolved around the research in the use of portfolios for proper management of construction projects. It has also been noted that there are a number of meeting point technologies that are used in various building projects to improve the performance and efficiency of the building. The roof to wall interface technology and the external wall to floor interface technology are very crucial in ensuring that the building remains properly aerated, drained and efficient. References Kangari, R., Riggs, L.S., “Portfolio Management in Construction”. Construction Management and Economics, volume 6(2), pp:161-169 (2008). 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