Partnering model creates trust
The construction management contract between Implenia and WHS includes all the planning stages requiring specialist planners. This is not the first time WHS has used the partnering process on a project. As a client, it is well aware of the advantages, especially for large, complex projects, so a two-stage process was already envisaged at the tendering stage. Wüstenrot explored the possibility of a partnership with several general contractors before deciding to go with Implenia.
The experienced team at the Major Projects branch of Implenia Hochbau impressed Wüstenrot with its clearly structured, tried-and-tested partnering model. Subsequent contract negotiations led to the signing of a two-stage contract with WHS in spring 2019. Phase 1, the pre-construction phase, includes the various planning and approval steps up to bid submission, while phase 2 covers detailed building design and the actual construction work.
PRE-CONSTRUCTION WORK: FOUNDATION FOR SUCCESSFUL IMPLEMENTATION
Following successful completion of the pre-construction phase, and having achieved the agreed planning targets, Implenia was then awarded the contract for actual construction in summer 2020. This was an important milestone and a reward for the dedicated team of experts from various specialist areas that had worked with WHS in phase 1 to get the project in the best possible state for implementation. Optimisation and planning ideas had, for example, already been generated by the internal value engineering and structural design work conducted in the early phase of the project.
Experienced design managers ensured proper control of the planning process and external planning teams. Responsibility for coordinating all the different parties fell to the Major Projects team, which has many years of experience with multi-stage processes and with proactive control of construction management contracts. The latest BIM and Lean Construction methods were used right from the start, providing a vital common platform for collaboration between everyone involved.
TIME IS THE DECISIVE FACTOR
Over the course of a project, but especially in the early stages, a partnering model offers many levers to help manage and implement the project reliably – in terms of timings, cost and quality. The main secret to applying these levers effectively is simple enough: ensuring you allow enough preparation time. It is vital to spend time in advance getting to know each other, developing good communications and forging a positive relationship with the client, architects and planners in the core team. Everyone should acknowledge and understand each other’s interests; common goals and processes should be defined, and expectations and roles should be clarified before embarking on concrete planning. As well as goodwill from all sides, partnering depends on trust, time, and a lot of discussion.
Regular workshops with the right experts, active coordination with the client in planning meetings as well as the early involvement of an experienced operational construction team and calculation department made the actual construction, which is happening now, easier. Given the complexity of the job – a very diverse mix of homes in a new urban neighbourhood that has to be properly integrated into and connected with the existing surrounds – this is no mean feat. A collaborative approach, mutual respect and a clear focus on a common goal were vital here.
Sustainability
The project is being executed to the KfW55 standard. Implenia was charged with planning the execution of the project, which is heavily focused on creating energy-efficient building shells. This involves thermal insulation of external walls, basement ceilings and roof areas, as well as a careful choice of window elements.
Challenges
Owing to the complexity of the project, it is being realised in seven phases of construction and handed over to WHS in two stages. The planning and execution has to be structured in such a way that the first tranche is ready for use even as construction continues on the second. Another aspect is that Implenia is not only responsible for the apartment buildings, but also for building the two roads, two squares, public access routes, generous outdoor space and playgrounds that help integrate Südcampus to the surrounding townscape.
