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DESIGN & CONSTRUCT
CONTRACTS
for
MUNICIPAL SWIMMING POOL
PROJECT DELIVERY
GOOD? BAD? OR VERY UGLY?
J.H. Cockerell Pty Ltd
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J.H. Cockerell Pty Ltd
1. Condition of Existing Municipal Pools?
2. Why choose D & C?
• Cost Control.
• Quality Control.
• Speed to completion of construction.
3.Our experience with D & C Projects?
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J.H. Cockerell Pty Ltd
Well Designed + Well Constructed Municipal Pools (with formed concrete walls)
• 50 year useful life.
•minimum running costs.
•minimum maintenance costs.
•mid-life refit of pool water treatment plant.
•healthy experience for bathers.
CONDITION OF EXISTING MUNICIPAL POOLS
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J.H. Cockerell Pty Ltd
Qld Council Pools have significant problems(likely to be Australia wide)
• reported on every 2 to 3 weeks by our office.
• increasingly those pools are only 10 to 12 years old.
• Council & Community left with a liability.
CONDITION OF EXISTING MUNICIPAL POOLS
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SET THE SCENE
J.H. Cockerell Pty Ltd
• Wetdeck Pools are now popular
- right choice for next 50 years.
- max. allowable pool movement ± 2mm for 50
years.
- if pool movement exceeds ± 2mm → stagnant
water.
- no permanent fix for pool movement in expansive
clays.
Why are Municipal Pools performing so poorly?
CONDITION OF EXISTING MUNICIPAL POOLS
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J.H. Cockerell Pty Ltd
• Large range of pool water treatment options• Filters - Sand - Gravity
- Medium Rate
- High Rate
- Large number of manufacturers
- Diatomaceous Earth
- Different media
- Local or overseas manufacturer
- Cartridge
- Large number of manufacturers
• Difficult to make the correct choice?
Why are Municipal Pools performing so poorly?
CONDITION OF EXISTING MUNICIPAL POOLS
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CONDITION OF EXISTING MUNICIPAL POOLS
J.H. Cockerell Pty Ltd
• Large range of pool water treatment options
• Disinfectants
- Chlorine Gas
- Sodium Hypochlorite
- Calcium Hypochlorite
- Chlorinated Isocyanurates
- Chlorine Dioxide
- Bromine based Disinfectants
- Ozone
- UV
• Difficult to make the correct choice?
Why are Municipal Pools performing so poorly?
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J.H. Cockerell Pty Ltd
• Lack of specialist pool engineers
- no university course.
- no one book.
- knowledge accumulated over a long period of time.
• State Government Purchasing Guidelines
→ Cheapest usually chosen by Councils
• State Government chooses their Pool Engineer for
important facilities.
Why are Municipal Pools performing so poorly?
CONDITION OF EXISTING MUNICIPAL POOLS
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J.H. Cockerell Pty Ltd
- Qld State Government action?
- LOCAL COUNCILS MUST MAKE THE RIGHT CHOICES!
(i.e. Choice of Specialist Pool Engineer for their pools).
How can Councils & Communities avoid pools with serious problems?
CONDITION OF EXISTING MUNICIPAL POOLS
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J.H. Cockerell Pty Ltd
WHY CHOOSE D & C
• Cost Control
• Quality Control
• Speed to completion of construction
Will D & C Contracts improve one or several of the following?
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J.H. Cockerell Pty Ltd
COST CONTROL
1. Facility Construction Costs
- Design + Documentation + Construction Inspections (for all consultants approx. 10% of project cost).
- Construction (approx. 90% of project cost).
2. Facility Pool Running Costs for 50 year life of pool
- $1m for small 25m pool.- $2m to $3m for 50m pool.
3. Facility Pool Maintenance/Repair Costs for 50 years?
- Repair costs = construction cost after 12 years.- Repair costs often > $100,000.
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J.H. Cockerell Pty Ltd
COST CONTROL
OBSERVATIONS
1.Design + Documentation + Construction Inspection Cost.
• Smallest of all costs.
• If well done → Will reduce other whole of life costs.
→ Will provide Council & Community with an Asset not a Liability.
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J.H. Cockerell Pty Ltd
COST CONTROL
OBSERVATIONS
2.Builder controls D & C Tender process.
→ Will only provide to requirements of project brief.→ Contract Cost is builder’s focus not Whole of Life
Cost.→ Design + Documentation + Construction Inspection
just another cost to be minimised.→ Engineer’s design required for lump sum D & C.
→ Engineer’s design cost risk if builder is not chosen.→ Sprayed concrete pools - easy to design (i.e. cheap).
- poor quality control(i.e. < 50 year life & e
expensive repairs).
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J.H. Cockerell Pty Ltd
COST CONTROL
CONCLUSIONS
•D & C Project Cost Savings = Poor Design Choices.
•Poor Design Choices → Pool’s useful life < 50 years.→ Increased pool repair costs.→ Increase pool running costs.→ Pool becomes a Liability for
the Community instead of an Asset.
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J.H. Cockerell Pty Ltd
WHY CHOOSE D & C
• Cost Control
• Quality Control
• Speed to completion of construction
Will D & C Contracts improve one or several of the following?
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J.H. Cockerell Pty Ltd
QUALITY CONTROL
Quality of completed pool depends on:
1. Quality of project brief – important 1st step
2. Builder & his Engineer’s interpretation of the project brief• who checks that interpretation on each D & C tender?• who checks the engineer’s capability on each D & C
tender?
3. Quality of construction• who checks builder’s workmanship during construction?• Engineer’s site inspections are very important
(e.g. Winton Pool)- expensive in remote locations.- minimised to win D & C contract.
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J.H. Cockerell Pty Ltd
QUALITY CONTROL
OBSERVATIONS
1. Project briefs hopelessly inadequate – too many pool variables.
2. Councils typically choose the lowest tender because- unable to differentiate between quality of tenders.- have little or no experience in municipal pool projects
(i.e. only happens every 10 to 20 years).
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J.H. Cockerell Pty Ltd
QUALITY CONTROL
CONCLUSIONS
Reduced Quality Control because Builder will provide:
- minimum required by the project brief.
- little or no quality control of construction.
- a design engineer who has little and sometimes no experience.
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J.H. Cockerell Pty Ltd
WHY CHOOSE D & C
Will D & C Contracts improve one or several of the following?
• Cost Control
• Quality Control
• Speed to completion of construction
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J.H. Cockerell Pty Ltd
SPEED TO COMPLETION OF CONSTRUCTION
Regional Council’s Program for D & C
of 50 metre pool project
• Oct to Dec 2010 → Write & Review D & C Brief.
• Jan 2011 → Tender Period.
• Nov 2011 → Complete construction.
D & C chosen in an effort to complete construction by Nov 2011.
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J.H. Cockerell Pty Ltd
SPEED TO COMPLETION OF CONSTRUCTION
OBSERVATIONS
1.Takes at least 3 to 4 months to design & document a pool project
• On this project design & document phase reduced to tender period of 3 to 4 weeks.
- quality control risks.- insufficient information for accurate costing
→ tender cost increase to cover this risk.
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J.H. Cockerell Pty Ltd
SPEED TO COMPLETION OF CONSTRUCTION
OBSERVATIONS
2.Little or no time saved by replacing 3 to 4 month Design & Documentation with 3 months to write D & C Brief.
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J.H. Cockerell Pty Ltd
SPEED TO COMPLETION OF CONSTRUCTION
OBSERVATIONS
3.Takes more than 10 months to construct 50 metre pool.
- indicates Council is receiving advice from someone who is inexperienced.
4.January is not a good month for tendering.
- most construction contractors close down between Christmas & end of January.
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J.H. Cockerell Pty Ltd
WHY CHOOSE D & C
OVERALL D & C CONCLUSIONS
1.Any Cost Savings will be more than offset by Reductions in Quality.
2.Cost increases likely due to lack of time to design & document project.
3.Quality Control of design & construction usually ignored→ reduced pool design life + increased running & repair costs.
4.Little or no savings in time to project completion.
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J.H. Cockerell Pty Ltd
OUR EXPERIENCE WITH D & C PROJECTS
1. Pool proposed for Inglewood before Council amalgamations
- Asked to review Council’s preferred Tender.
-Inadequate D & C Brief.
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J.H. Cockerell Pty Ltd
OUR EXPERIENCE WITH D & C PROJECTS
2. Pool for Buderim (Maroochy Shire Council)
-Asked to review tenders submitted.
-Inadequate D & C Brief to allow meaningful cost comparisons (one of D & C’s basic problems forspecial projects).
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J.H. Cockerell Pty Ltd
OUR EXPERIENCE WITH D & C PROJECTS
3. Brisbane Private School
- An old boy of the school wanted to give something back to the school.
- Approx. 4 years after completion of construction we were asked to advise on the pool’s problems.
- Inexperienced Builder & inexperienced Engineer.
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J.H. Cockerell Pty Ltd
OUR EXPERIENCE WITH D & C PROJECTS
4. Others but insufficient time.
Happy to talk later.
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J.H. Cockerell Pty Ltd
FINAL COMMENT
For projects involving pools never appoint an Architect to then select other consultants.
• Architects will typically charge 6% of project construction costs most of which are pool costs.
• To keep Consultants Fees within budget Architect has to choose a cheap pool engineer.