Design for learning

Offsite construction of modular buildings can help independent schools deliver world class education facilities more effectively. David Johnson looks at the latest advances

Adding new school buildings in these challenging economic times is no easy task. Construction cost, speed of delivery, potential interruptions to teaching and getting the right design to stand the test of time, are all key considerations.

For any build, there has to be a fundamental understanding of the demands of the daily school structure, the built environment and construction technology. Effective builds can potentially create an exciting environment for teaching and learning, and world class facilities to encourage pupil retention and attract new parents and children to the school.

Changing perceptions
Offsite construction is starting to challenge conventional methods of building: completion times can be halved, making a faster return on the investment for the school; a key financial benefit. Construction work is also safer, quieter and less disruptive to teaching.

Flexibility for change
Schools adapt over time, and so should their facilities. The space in new buildings needs to be designed in a way to allow for possible different uses in the future. Modular buildings can help this by having the capability of being easily expanded, vertically or horizontally, without the need for decanting, and installation can be timed to take place during school holidays. Non-load bearing partitions and unrestricted internal spans of up to 12 metres also help with space planning.

The addition of folding partitions instead of internal walls, for example, can further create a variety of spaces in a single floor, giving the school the opportunity to change uses on a daily basis.

The right feel
With the technological advances and innovations in this type of construction, the design is now more aesthetic:
• a wider range of external finishes allows designers to achieve architectural variety for the building “envelope”, with the speed and quality benefits of building offsite;
• full-height glazing can be used to reduce the reliance on artificial lighting and enhance the quality of the internal environment; and
• module sizes, configurations and layouts can be designed to suit school sites and project requirements, with larger modules providing greater cost efficiency, fewer vehicle movements to site, less cranage and fewer construction joints.

Meeting the challenge
The issue of sustainability continues to increase in importance – and construction has one of the greatest impacts on the environment than any other sector or activity.

Until now, there has been limited evidence to show that offsite construction is a more sustainable method of delivering high quality education buildings. Advantages now identified include:
• offsite construction can reduce onsite waste by up to 90 per cent (source: WRAP);
• up to 67 per cent less energy is required to produce a modular building compared to an equivalent traditionally-built project (source: Arup);
• offsite construction generates up to 90 per cent fewer vehicle movements to site – reducing carbon emissions, congestion and disruption (source: Mtech);
• full-scale independent tests for air permeability have shown that modular buildings can consistently perform up to 70 per cent better than building regulations requirements – improving the thermal efficiency of school buildings, lowering running costs, and reducing carbon emissions; and
• a wide range of greener design options is now available for school buildings constructed offsite, to encourage the use of renewable sources of energy, reduce energy consumption and carbon emissions, and promote recyclability. The options include solar thermal heating, solar photovoltaics, passive ventilation, combined heat and power systems, ground and air source heat pumps, wind power, green roofs, biomass boilers, and rainwater harvesting.

How to select an offsite specialist – 10 practical tips

As the demand for offsite construction continues to increase, so has the number of specialist contractors and manufacturers. It is critical in the selection of a modular partner that schools compare manufacturers and systems that are like-for-like.

Assessing an offsite partner
If a project is a major scheme, does the manufacturer have the capacity required, when it is needed? Look at the financial stability, R&D resources, health and safety record, technical back-up, and project management expertise. Does the contractor have a zero tolerance policy in place for defects?

Look at the manufacturer’s track record
The contractor should have experience in the independent schools sector, and be familiar with all the operational and technical issues and any specialist requirements. Talk to other schools that have used the system and visit completed buildings. Always take up references.

How much of the manufacturer’s business is from repeat customers?
This is a key indicator of a company’s track record for delivery on time, and commitment to quality and customer service.

What percentage of projects have been delivered on time and on budget?
Time and cost overruns are still a major concern across the building industry. Offsite construction should significantly improve time and cost predictability and reduce your risk. Ask for statistics that show what percentage of building projects have been delivered on time and on budget, ideally over the past five years. This will be a good indicator of a manufacturer’s performance, and allow you to make a comparison between offsite specialists, helping you to further reduce risk.

Independent approvals
Look for independent endorsements and approvals, and ask to see the certificates for verification. Some examples to consider are:
• quality;
• fire;
• acoustics;
• insurance;
• ISO 9001 certification should be in place for the whole process, not just selected elements;
• BBA (British Board of Agrément) accreditation;
• LABC approval; and
• LPCB certification for fire resistance.

What is the contractor’s approach to sustainability?
The use of off-site construction can help you achieve your school’s sustainability objectives. Some areas to consider are:
• is the offsite specialist accredited to ISO 14001 – the international standard for reducing impact on the environment?
• is the offsite specialist working in line with the Sustainability Charter issued by the Major Contractors Group?
• can the contractor demonstrate ongoing reductions in waste and carbon emissions generated in the production process?
• what energy saving targets are in place?
• what is the contractor’s approach to the design of sustainable buildings?
• what green design options are available for the system – such as rainwater harvesting, ground source heat pumps, biomass boilers and passive ventilation?
• what inhouse capability does the manufacturer have to value engineer the building design for maximum energy efficiency? and
• how does the building system perform in areas such as air permeability and ventilation to meet Building Regulations Part L and Part F? Look closely at the test results achieved for completed buildings.

What, if any, warranties apply to the modular system?
A comprehensive five-year product warranty to cover the external fabric of the building and a 20-year structural warranty for the load-bearing elements should come as standard for all modular buildings. All warranties should be in addition to independent certification from the BBA.

Look for best value
Ensure you are comparing cost estimates that are like-for-like and that you are looking for best value for your school – reduced risk, faster completion, lower running costs, lower maintenance and longevity.

How will the project be managed?
Does the contractor have adequate site supervision in place? How flexible is the offsite specialist? Is the manufacturer willing to work with your team on design detailing?

Monitor and evaluate
Was the project delivered on time and to budget? If not, why not? Use this information and the lessons learnt for setting the specification for your next building project.

David Johnson is director and general manager of Yorkon. David can be contacted on 01904 610990 or www.yorkon.info.

Return to Property