In our first Blog we look at the impact of project procurement methods on programme benefits.
During development, keeping an accurate and well managed programme is vital to minimise timeline disruption, cost changes and unforeseen problems. The faster a project moves from concept to construction; the sooner value can be realised but speed alone isn’t the definition of success. True project success comes from choosing a procurement route that aligns with the project’s design maturity, complexity and the level of control a client wants to retain. Construction Management (CM), Design & Build (D&B) and Traditional procurement each offer distinct programme dynamics, and understanding those differences is essential for informed decision‑making.
Construction Management
CM is the most agile of the three routes. It allows for acceleration of the programme, overlapping procurement, design and construction. Procured Trade Contractors can start works before the design is complete. As a result this allows resolution of design issues without impacting the project critical path. This can save significant time and money and reduce the risk of delay and disruption.
In Design & Build or Traditional procurement, the design must be adequate to let the entire project to a single Main Contractor. CM allows earlier piecemeal procurement for the Customer to act on a trade by trade basis. Such procurement and commencement is subject to the Building Safety Act for higher-risk buildings.
CM promotes earlier involvement of Trade Contractors in the design and construction process. This in turn improves quality and promotes innovation. Their expertise and feedback on design allows for incorporating alternative solutions or methods which sharpen buildability and enhance sequencing.
The Customer has increased flexibility and control over design and construction under CM. This allows them to incorporate change into the design without renegotiating with a single contractor. Certain elements can left in abeyance without affecting the programme. The Customer can adapt to changing market conditions or user requirements. This enhances the quality and functionality of the development.
CM fosters a collaborative problem-solving culture. The Employer, Construction Manager, and Trade Contractors work as a team to deliver. This reduces disputes and claims, and enhances communication and coordination among the parties. This boosts the morale and productivity of the team, impacting the programme efficiency.
Design & Build
D&B offers a more consolidated approach. By combining design and construction under a single Main Contractor, it creates an integrated programme with clear responsibility and fewer gaps between disciplines. Once appointed, the contractor treats design development, procurement and construction as one continuous process.
This route benefits from early contractor insight, which can refine the design and reduce inefficiencies however the trade‑off is flexibility. Meaning once the contract is in place, significant changes become more formal and can affect both cost and programme. For clients who prioritise certainty, accountability and streamlined delivery, D&B offers a strong balance.
Traditional
Traditional procurement is the most structured and design‑led route. The design is developed upfront, giving the client full control over the vision and specification before tender. This clarity allows contractors to price and programme the works with confidence, reducing uncertainty once construction begins.
The sequential nature of the route can lengthen the pre‑construction period, particularly when a high level of design detail is required before tender. However, with a well‑resourced design team and early procurement of long‑lead items, Traditional procurement can still support an efficient programme. It is particularly suited to projects where design quality, control and scope certainty are paramount.
Choosing the Right Project Procurement Route to Enhance Programme Benefits.
Each procurement route can deliver a fast programme but only when matched to the project’s priorities:
- Construction Management: maximum overlap, maximum flexibility, and a need for decisive, hands‑on leadership.
- Design & Build: integrated delivery with single‑point responsibility, offering efficiency and clarity.
- Traditional: strong design certainty and client control, with a more sequential programme structure.
Whilst quick completion is a key indicator or success, the question must be which route best reflects the project’s design maturity, risk profile and the client’s preferred level of involvement. Programme acceleration is valuable, but it must be balanced with cost certainty, design quality and Customer capacity in order to inform the chosen route effectively.
Contact us to see how Scribe can help inform the programme benefits of these procurement methods to your project. Please comment below, and check out our other Blogs.
