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IJQRM
24,6 A study of measures to improve
constructability
Franky W.H. Wong, Patrick T.I. Lam,
586 Edwin H.W. Chan and L.Y. Shen
Department of Building and Real Estate, The Hong Kong Polytechnic University,
Received August 2005 Hung Hom, Kowloon, Hong Kong
Revised January 2006
Accepted February 2006
Abstract
Purpose – This paper is aimed at identifying the common approaches for improving constructability
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Introduction
Constructability, because of its abstract nature, requires tacit understandings before
improvements can be realised. Decades have elapsed since problems arising from the
separation of design and construction came to light in the 1960s. Notwithstanding
numerous studies which have looked at the subject from different perspective and with
different approaches, the problems associated with constructability have not
diminished (Egan, 1998; CIRC, 2001). Moreover, there is still no overall consensus on
the definition and at which project stage improvement measures should be
International Journal of Quality & implemented. Without this consensus, constructability could mean different things
Reliability Management
Vol. 24 No. 6, 2007
pp. 586-601 The work described in this paper was fully supported by a grant from the Research Grants
q Emerald Group Publishing Limited
0265-671X
Council of the Hong Kong Special Administrative Region, China (RGC Project No.
DOI 10.1108/02656710710757781 PolyU5155/04E).
across different studies. Thus, this paper aims to identify the common approaches for Measures to
improving constructability and evaluate their effectiveness for implementation. improve
Interpretations of buildability and constructability
constructability
Similar to constructability, buildability is another concept which is related to the
influence of designers on the construction process (Chen and McGeorge, 1994). Since
their “infancies”, the terms “buildability” and “constructability” had been defined by 587
various researchers. With regard to “buildability”, the three common definitions have
shown differences from one another. These definitions refer to buildability as “the
extent to which the design of a building facilitates ease of construction, subject to the
overall requirements for the completed building” (CIRIA, 1983); “the ability to
construct a building efficiently, economically and to agreed quality levels from its
constituent materials, components and sub-assemblies” (Ferguson, 1989); and “the
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extent to which decisions made during the whole building procurement process, in
response to factors influencing the project and other project goals, ultimately facilitate
the ease of construction and the quality of the completed project” (McGeorge et al.,
1992). As for “constructability”, dissimilarities are also exhibited between two
commonly used definitions: “the optimum use of construction knowledge and
experience in planning, design, procurement and field operations to achieve overall
project objectives” (CII, 1986); and “the integration of construction knowledge in the
project delivery process and balancing the various project and environmental
constraints to achieve project goals and building performance at an optimal level” (CII
Australia, 1996).
Stages of implementation
Regarding the stages of implementation, “buildability”, as per CIRIA’s definition
(1983), focuses itself at the design stage. On the contrary, the term “constructability”, as
the CII (1986) defined it, encompasses all project stages and thus overcomes the
perceived narrowness in scope of “buildability” (CII Australia, 1992). Although some
constructability improvement measures do take place at particular stages of a project,
e.g. the carrying out of constructability analysis at tender stage (Phair, 2005), it is
commonly recognized that “constructability” is concerned with the whole process of
project development to facilitate construction efficiency and achieve project goals. By
contrast, “Buildability” deals with only the design stage for construction efficiency.
Hence, for the sake of clarity, since “constructability” embraces the concept of
“buildability”, the former term will be used instead of “buildability” in this paper,
except when the historical development of “buildability” and the “buildability”
definitions are referred to.
Despite the disparities in methods to improve constructability, an understanding of
the commonalities that may exist among different approaches would help in realizing
the potential benefits of constructability and identifying its attributes. Eventually, an
effective strategy for improving constructability can be formulated. As there are very
limited existing studies evaluating the success or otherwise of different approaches for
improving constructability, this study is aimed at closing the knowledge gap by
identifying the common approaches adopted in enhancing constructability and
evaluating their effectiveness. A comprehensive review has been carried out on
contemporary literature from 1990 onwards, including articles published in academic
IJQRM journals and construction periodicals. The review covers various definitions of
24,6 buildability and constructability, the improvement measures, the stages of
implementation as well as the benefits realized by such enhancement efforts.
Figure 1.
Methodology of the
literature review
Overview of buildability and constructability development Measures to
Buildability in the United Kingdom and Singapore improve
The term “buildability” was invented after a number of studies in the UK on the
detrimental effects brought about by the dis-integration of design and construction in constructability
the 1960s and 1970s (Emmerson, 1962; Banwell, 1964; EDC, 1967; NEDO, 1975).
Thereafter, the CIRIA (1983)published its definition of buildability (as stated earlier).
This definition was criticised for its narrowness in scope, in that it essentially confined 589
buildability to the design process. Subsequently, further studies on buildability in the
UK were carried out by Gray (1983), Griffith (1984), Adams (1989) and, Ferguson
(1989). However, after so many years, too much time and effort were still spent trying
to make designs work in practice (Egan, 1998; Love et al., 2000), and there was little
emphasis placed on buildability of designs (CIRC, 2001).
In Asia, the Singapore Government has enacted legislation to require minimum
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590 Practical buildability requires a compromise between consciously making the design more
buildable and accommodating the many factors imparting the influence upon design,
including quality, aesthetics, time and cost. (Griffith, 1987)
The ability to construct a building efficiently, economically and to agreed levels from its
constituent materials, components and sub-assemblies. (Ferguson, 1989)
The extent to which decisions, are made during the whole building procurement process, in
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response to factors influencing the project and other project goals, ultimately facilitating the
ease of construction and the quality of the completed project. (McGeorge et al., 1992)
The end-result when designs and plans are translated on-site into a building with minimum
difficulty to give the best possible results. (SEAB, 1993)
. . . buildable designs will lead to improvements in quality . . . due to the relative ease of
construction and the need for fewer skilled tradesmen . . . the 3S principles of Standardisation,
Simplicity and Single Integrated elements to achieve a buildable design. (BCA, 2005a, b, c)
Buildability is related to all aspects of a project which enable the optimum utilisation of
construction resources. It ensures that there is continuity of work by managing labour, plant
and equipment in such a manner that the flow of materials, components and sub-assemblies
into the growing building is maintained and optimised to achieve efficient and economic
production. It is concerned with activities on site and specifically with the logical sequence of
operations and construction methods. (Low and Abeyegoonasekera, 2001)
Here are the quotations regarding constructability:
The optimum use of construction knowledge and experience in conceptual planning /
planning, design / engineering / detail engineering, procurement, and field operations /
operations phases to achieve overall project objectives. (CII, 1986)
Constructability was defined as a measure of the ease or expediency with which a facility can
be constructed. (Hugo et al., 1990)
The application of a disciplined and systematic optimization of construction-related
knowledge during the planning, design, procurement and construction stages by
knowledgeable, experienced construction personnel who were part of a project team. (CMC,
1991)
The process of doing everything possible to make construction easy, to improve quality,
safety, and productivity, to shorten construction schedules and to reduce rejection and
rework. (Kerridge, 1993)
Constructability involved construction-oriented input into the planning, design and field
operations of a construction project. (Pepper, 1994)
Constructability programs was defined as the application of a disciplined, systematic
optimization of the procurement, construction, test, and start-up phases by knowledgeable,
experienced construction personnel who are part of a project team. (Russell et al., 1994)
Constructability was often portrayed as integrating construction knowledge, resources, Measures to
technology, and experience into the engineering and design of a project. (Anderson et al.,
1995) improve
constructability
Constructability of a design referred to the ease with which the raw materials of the
construction process (labor, production equipment and tools, and materials and installed
equipment) can be brought together by a builder to complete the project in a timely and
economic manner. (Glavinich, 1995) 591
The integration of construction knowledge in the project delivery process and balancing the
various project and environmental constraints to achieve the project goals and building
performance at an optimum level. (CII Australia, 1996)
The stretch version was a planning process that required customer input in every phase of
the capital project planning: front-end engineering; detailed design, procurement, contracting,
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project cost (Boyce, 1991; Pepper, 1994; Geile, 1996; Griffith and Sidwell, 1997; Eldin,
1999; Francis et al., 1999; Jergeas and Put, 2001; Elgohary et al., 2003; Trigunarsyah,
2004a). In particular, lower cost of bidding (Gibson et al., 1996), reduced site labour
(Lam, 2002), increased cost effectiveness (Low and Abeyegoonasekera, 2001), and
better resource utilisation (Eldin, 1999) have been reported.
As more studies have been carried out, more benefits were identified in terms of
time, quality and safety as well as intangible bonuses. Benefits in relation to time were
referred to as early completion (Griffith and Sidwell, 1997; Eldin, 1999; Francis et al.,
1999; Low and Abeyegoonasekera, 2001; Elgohary et al., 2003; Trigunarsyah, 2004a, b),
increased productivity (Poh and Chen, 1998; Low, 2001) and reduced outage duration
(Eldin, 1999). Higher quality of the built products was also achieved (Eldin, 1999;
Francis et al., 1999; Low, 2001; Low and Abeyegoonasekera, 2001; Elgohary et al., 2003;
Trigunarsyah, 2004c). Regarding safety aspect, a safer environment on site and better
safety performance would result (Francis et al., 1999; Low and Abeyegoonasekera,
2001; Trigunarsyah, 2004a, c). Apart from these, intangible bonuses were noticeable,
such as a reduction in unforeseen problems (Francis et al., 1999; Elgohary et al., 2003;
Trigunarsyah, 2004b), improvements in industrial relations, team work,
communication as well as enhancement of client’s satisfaction (Francis et al., 1999),
employees’ satisfaction and loyalty (Eldin, 1999), alongside the creation of good
working relationships among stakeholders (Geile, 1996; Eldin, 1999).
Stages of implementation
For improving constructability, an overwhelmingly majority of researchers proposed
measures to be taken at the design stage (Boyce, 1991; Vardhan et al., 1992; Pepper,
1994; Anderson et al., 1995; Glavinich, 1995; Gibson et al., 1996; Poh and Chen, 1998;
Young III, 1998; Denman, 2001; Low, 2001; Arditi et al., 2002; Fox et al., 2002; Lam,
2002; Acker, 2003; Ballal and Sher, 2003; Yang et al., 2003; Ugwu et al., 2004; Zin et al.,
2004). For some, improvement measures were to be carried out throughout the whole
building process (Chen and McGeorge, 1994; Opfer, 1994; Geile, 1996; Griffith and
Sidwell, 1997; Francis et al., 1999; Chasey and Schexnayder, 2000; Dulaimi et al., 2004),
whilst others applied their measures to the various stages of briefing, conceptual
planning, design, procurement, construction, contract review and tendering, etc.
(Harbuck, 1991; Uhlik and Lores, 1998; Anderson et al., 2000; Jergeas and Put, 2001;
Low and Abeyegoonasekera, 2001; Nima et al., 1999, 2001a, b, 2004; Ford et al., 2004;
Trigunarsyah, 2004a, b, c; Phair, 2005).
594
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Figure 2.
Commonalities among
different perceptual
attributes of buildability
Measures to
improve
constructability
595
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Figure 3.
Commonalities among
different perceptual
attributes of
constructability
IJQRM The benefits of improved constructability have long been associated with the time,
24,6 cost, quality and safety performance of a project, together with other intangible
benefits. It is obvious that concomitant with the improvement, construction becomes
easier and project periods can be shortened. It is also reasonable to expect that the
building process can be more efficient and economical, which eventually results in cost
saving, due to the incorporation of construction expertise and experience at the early
596 project stages. Building projects for which constructability is consciously taken care of
will ultimately undergo smooth construction, thereby facilitating quality of the built
products and minimizing potential disputes and avoidable accidents on site.
Eventually, it induces improvement in aspects such as labor relations,
communication among project participants, client’s and employees’ satisfaction as
well as loyalty.
To improve constructability, different approaches have been proposed. The three
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.
constructability review; and
.
implementation of constructability programs at different project stages.
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Corresponding author
Franky W.H. Wong can be contacted at: f.wong@polyu.edu.hk
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