Modular Design and Procurement
Recently i have found my self in a modular school building rut, with over ￡10m of modular school projects in the Design and Procurement phases in January 2020. So much so that my call history is now a who's who of modular contractors.
The clients brief is always very similar;
- "We don't want it to look like modular construction"
- "It has to be exceptional value for money"
"It has to be exceptional value for money" the perception that it is a cheap construction method is slightly misplaced, Unfortunately Modular construction is still perceived as temporary or portable so goes hand in hand with being incredibly cheap. When in reality these building come with long guarantees and exceed some traditional materials in life expectancy. Benefits in programme, delivery and defects control usually put modular at least on par with say a traditional steel solution.
The modular providers all have a "solution" or product, usually more than one. For example Elliots have the Ibex and Classic and Portakabin the YBS and Ultima. All of a slightly different construction, build up and finish usually on a sliding scale to meet the budget requirements. This makes for a great direct to customer experience but for projects that need to be competitively tendered makes a side by side tender comparison hard.
With the projects based across North Yorkshire myself and the client(s) are lucky that we have some of the leading modular contractors on our door step. Now becoming affectionately known as the construction corridor. I work directly for the client and procure projects through a traditional route, no privately run frameworks tailored to schools or calling off of the DfEs various national frameworks. Just a normal tender exercise to selected contractors (following a PQQ).
I'm convinced that this approach gains the maximum value for money for the client, for example there are no framework fees and savings on locality, transport etc can actually be realised. Each scheme is individually procured and contractors have the freedom outside of framework to be competitive, this has lead the latest projects to be procured below the Department for Educations expected project costs (more data to come on this front).
Tendering a more detailed design than just the number of classrooms or the space required allows for each contractor to adapt and apply their solution in the most effective way, if designed correctly this allows for a comparable tender return whilst realising good modular design.
"We don't want it to look like modular construction" I broadly agree with this one Modular Constitutions should be a construction solution and less of a design constraint, if you understand modular construction and its quirks, you can design fantastic buildings. Straying away from conventional layouts, looking at alternative external treatments and specifications without complicating the modular process is key. I have had the pleasure in working with some great Architects on this front to realise great modular design.
These designs have been welcomed by Modular Contractors as they fit module layouts without significant alterations and are attractive, as they don't look modular. Increasing the Value for money as they push great design on local projects.
Each scheme design is different based on the clients brief and may be more suited to a certain modular approach, most solutions are pre-finished, this is good on a project where playing with external colours can give you the desired external finish. For more elaborate designs that require curtain walling or cladding you can end up paying twice for the external finish. Knowing the brief and the effect of decisions on modular design is key.
