The Bay Dimension - Edition 7

the newsletter of tbd consultants - edition 7, 3rd qtr 2007

Printable PDF version
Subscribe to our newsletter
In this Edition
Fly Me to the Moon
Cost Estimating & Cost Management
Escalation Trends
Embassies

Construction Management Specialists
111 Pine Street, Suite 1315
San Francisco, CA 94111
(415) 981-9430
www.TBDconsultants.com

Fly Me to the Moon
Geoff Canham

You've been on a world tour, now where do you go on vacation? How about a trip into space? That has become a reality for a privileged few, but it is likely to become available for many more of us in not too many years, and that is leading to the development of space ports around the world.

Cost Estimating & Cost Management
Niall Durkin

What is the difference between cost estimating and cost management? How are they carried out, and what are they used for? Should you care? Niall addresses these issues in this article.

Escalation Trends

The TBD Bid Index is showing bid prices having risen in the Bay Area by over 50% in the past few years, with annual rates of escalation up to or exceeding 15%. Is this kind of thing unprecedented? Can we learn anything from the history of escalation? In this article we look back over the decades and see if we can get any idea of how escalation of construction costs will progress.

Embassies
An ambassador is a representative of a state, and an embassy is the same in many ways. Also like a state, an embassy needs to protect its borders. At first glance an embassy could be considered similar to a prestige or headquarters office building, but in addition to providing office space for the ambassadors and staff, an embassy requires public areas for visitors who require information or assistance, accommodation for ceremonial functions and private secure areas for political operations. Thus, there are contradictory needs for the building to be open and inviting to the public, yet secure and secretive for diplomatic purposes. Design can be more complex when the embassy compound includes the ambassador’s residence and staff housing; this is not typical.

Normally, an embassy would be a one-off/stand-alone facility located in the capital city, but it might be an existing office building that has been renovated, or even leased space in an office building.

Security covers a number of issues, including:

Terrorist attack: Blast/bomb-resistant building design is a factor on siting and landscaping of the complex, size of structural elements, exterior walls and windows and even interior finishing. Probably the majority of recent work on embassies in recent years has been retrofit work related to blast protection and progressive collapse.

Anti-espionage: The anti-espionage elements of embassy design go beyond surveillance and detection. The communications center may be a concrete vault with dedicated mechanical and electrical systems. Special measures would be taken to seal any openings for service entry.

Intruder prevention/determent/detection: Intruder prevention/detection systems for embassies should be as “state of the art” as possible. They are often installed late in the project schedule. Sometimes security systems may be excluded from the construction contract and installed following completion.

The embassy is a visual and public representation of the home government in the host country, and this is often reflected in the design through a combination of the styles and materials in both the home country and the host country.

By their nature, there is not a large market for new embassy building design. They often involve architectural competitions which awards the design commission to a respected design firm. Such projects tend to move slowly because they are subject to exhaustive reviews and interaction with key embassy and ministry staff, and other interested bodies from both states.

There are many factors that drive the cost of embassy construction costs far higher than regular prestige office construction, including:

The design of the structure and enclosure to mitigate effects of terrorist attacks.

Security installations, including such items as surveillance systems, access control, and the design of the site and surrounds to keep potential terrorists’ vehicles away from the building.

Requirements for a secure communications center, and measures to ensure that data is not being accessed by outsiders.

The use of materials and labor transported from the home country.

Standby systems for electricity, water, telecommunications and other systems.

High standard of finishes, especially in public and ceremonial areas.

Design consultant: Katie Levine of Vallance, Inc.



the newsletter of tbd consultants - edition 7, 3rd qtr 2007


		Printable PDF version Subscribe to our newsletter In this Edition Fly Me to the Moon Cost Estimating & Cost Management Escalation Trends Embassies
	Construction Management Specialists 111 Pine Street, Suite 1315 San Francisco, CA 94111 (415) 981-9430 www.TBDconsultants.com


	Fly Me to the Moon Geoff Canham You've been on a world tour, now where do you go on vacation? How about a trip into space? That has become a reality for a privileged few, but it is likely to become available for many more of us in not too many years, and that is leading to the development of space ports around the world.



	Cost Estimating & Cost Management Niall Durkin What is the difference between cost estimating and cost management? How are they carried out, and what are they used for? Should you care? Niall addresses these issues in this article.



	Escalation Trends The TBD Bid Index is showing bid prices having risen in the Bay Area by over 50% in the past few years, with annual rates of escalation up to or exceeding 15%. Is this kind of thing unprecedented? Can we learn anything from the history of escalation? In this article we look back over the decades and see if we can get any idea of how escalation of construction costs will progress.



	Embassies An ambassador is a representative of a state, and an embassy is the same in many ways. Also like a state, an embassy needs to protect its borders. At first glance an embassy could be considered similar to a prestige or headquarters office building, but in addition to providing office space for the ambassadors and staff, an embassy requires public areas for visitors who require information or assistance, accommodation for ceremonial functions and private secure areas for political operations. Thus, there are contradictory needs for the building to be open and inviting to the public, yet secure and secretive for diplomatic purposes. Design can be more complex when the embassy compound includes the ambassador’s residence and staff housing; this is not typical. Normally, an embassy would be a one-off/stand-alone facility located in the capital city, but it might be an existing office building that has been renovated, or even leased space in an office building. Security covers a number of issues, including: Terrorist attack: Blast/bomb-resistant building design is a factor on siting and landscaping of the complex, size of structural elements, exterior walls and windows and even interior finishing. Probably the majority of recent work on embassies in recent years has been retrofit work related to blast protection and progressive collapse. Anti-espionage: The anti-espionage elements of embassy design go beyond surveillance and detection. The communications center may be a concrete vault with dedicated mechanical and electrical systems. Special measures would be taken to seal any openings for service entry. Intruder prevention/determent/detection: Intruder prevention/detection systems for embassies should be as “state of the art” as possible. They are often installed late in the project schedule. Sometimes security systems may be excluded from the construction contract and installed following completion. The embassy is a visual and public representation of the home government in the host country, and this is often reflected in the design through a combination of the styles and materials in both the home country and the host country. By their nature, there is not a large market for new embassy building design. They often involve architectural competitions which awards the design commission to a respected design firm. Such projects tend to move slowly because they are subject to exhaustive reviews and interaction with key embassy and ministry staff, and other interested bodies from both states. There are many factors that drive the cost of embassy construction costs far higher than regular prestige office construction, including: The design of the structure and enclosure to mitigate effects of terrorist attacks. Security installations, including such items as surveillance systems, access control, and the design of the site and surrounds to keep potential terrorists’ vehicles away from the building. Requirements for a secure communications center, and measures to ensure that data is not being accessed by outsiders. The use of materials and labor transported from the home country. Standby systems for electricity, water, telecommunications and other systems. High standard of finishes, especially in public and ceremonial areas.

	Design consultant: Katie Levine of Vallance, Inc.