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FAST TRACK CONSTRUCTION – THE NEED OF THE HOUR

Conference Paper · January 2010

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 FAST TRACK CONSTRUCTION – THE NEED OF THE HOUR
S.KALIRAJAN
Abstract: World is developing at a faster pace in all spheres
of technology. The parameters which determine the
development have changed a lot in the recent past and will
keep changing in future too. Rapid rise in levels of education,
high rates of technological innovations and applications, ever
faster and cheaper communication that dissolves physical and
social barriers both within countries and internationally,
greater availability and easier access to information, and the
further opening up of global markets are the set of catalytic
forces that is accelerating the speed of social change
throughout the world.
Traditional construction methods have proved to be
ineffective in achieving this goal. Mechanization and parallel
working have been the key mantras of fast track construction.
Fast tracking the activities without early planning will result
in major lapses and re-working in most of the cases.
Technology, organization, information, education and
productive skills will, therefore, play a critically decisive role
in governing the future course of development.
This paper deals with fast track construction practices, which
is the need of the hour, in construction. Construction as one of
the top most industries undergoes characteristic changes in
delivering the goods as fast as possible which would result in
better returns.
Key words: Fast track construction, Pre-Engineered
structures, parallel working, temperature controlled concrete.
I. INTRODUCTION
Fast tracking starts at the conceptual planning stage of a
Project Life cycle. The construction methodology for a
particular project needs to be decided first and the structure
has to be designed keeping in view the construction
methodology. During execution, the planned mechanization
plays an important role in deciding the sequence of activities
to be performed.
Use of Pre-Engineered Structures, decking concrete (left-in-
shutter) would help a lot in fast track construction though the
use of steel would be more in these options.
S. Kalirajan is a Research Scholar in Anna University- Coimbatore
and is Additional Chief Engineer (Civil) at Kudankulam Nuclear
Power Project, Nuclear Power Corporation of India Limited. (Phone
04637-282306, mobile 09443359702, Fax: 04637- 259715 e-mail:
kalirajans@yahoo.com .)
B.G.Vishnuram is the Principal, Easa College of Engineering and
Technology, Coimbatore (Phone 0422- 2656871, mobile:
9791438810, Fax: 0422-4214878, e-mail: bgvram@rediffmail.com )
B.G.VISHNURAM
Steel being a reusable material, it is considered as a green
building material too. Larger pours of concreting, larger
height of columns would force the designer to think of sturdy
form work designs, temperature controlled concrete to take
care of heat of hydration, adoption of high strength and high
performance concrete, use of ready mix, pumped concrete
etc., are few of the fast tracking techniques which are being
used widely by the construction industry.
Slip forms and moving forms (tunnels) will speed up the
construction which in turn demands a very detailed planned
parallel working on reinforcement. Cage formations, modular
designs, use of threaded couplers, pre-assembly are the
various techniques which help to speed up the construction in
addition to use of quick setting concrete.
Selection of technology, methodology, materials along with
the trained man power, proper planning and co-ordination are
the keys to success in the fast track construction.
II. FAST TRACK CONSTRUCTION
The definition of fast track construction is still evolving , Fast
track construction is usually defined as the overlapping of
functions and development stages to reduce the amount of
time needed to complete a Project. Most construction projects
follow a predetermined sequence: concept, schematic design,
design development, construction documents, and
construction administration.
Fast-track construction overlaps these stages to allow
construction to begin earlier and proceed at a faster pace. To
accomplish this, there must be proven decision-making
processes, well laid out communication plans and an overall
commitment in place. Briefly stated, fast tracking compresses
the project schedule by progressive design and construction
phases simultaneously. In a typical fast-track project, site
preparation works as well as the procurement of major long
term delivery components are taken up in parallel.
The learning objectives & challenges upon the fast track
construction program are:
 Duration of design and construction are relatively
fixed for a given size and complexity.
 Being aware of special contract provisions relating to
the risk of fast track construction.
 To reduce project time to save financing costs.
 To reduce project time to allow the owner to use of the
project to improve income and reduce costs.
 Identify statutory and regulatory requirements and
permitting for projects with multiple work packages.
  Organize Drawings & specifications for multiple work
packages.
 Overlapping design and construction periods.
The normal process of construction scheduling involves the
performance of a series of discrete functions, one after the
other, in a predetermined sequential order. The customary
logical order of these functions is programming, design,
governmental approvals, bidding and negotiation, contract
award, construction, and finally, completion.
Each activity is virtually completed before the next may be
commenced. To perform all of these functions will take a
certain amount of time. The usual way of shortening the time
scale is by increasing productivity, that is, by completing each
function as efficiently as possible and starting each new phase
immediately upon completion of the preceding phase.
Everything is done in proper order and no time is wasted.
Another way of saving total elapsed time would be by
compression of the time schedule. That is, by overlapping
some of the functions, doing two things at the same time. This
would be accomplished by starting a new phase of work
before the preceding phase is completed. Time saved by
concurrent work will accumulate and appear at the end of the
construction period in the form of early overall completion.
Organizing the project to produce early completion by the
technique of concurrent or overlapping time scheduling is the
essence of success in fast track construction.
III. STARTING THE FAST TRACK
The first step is to determine project scope — what type of
construction is involved. The technology used in special
projects, like Power Plant construction, Thermal Projects is
different from that for multi-storeyed structures where
infrastructural and residential related systems are delivered.
By focusing the needs, the budget can be stretched and used
toward purchases that suit specific requirements.
For a fast-track schedule to work, facility executives should
put together an internal multifunctional team to make
decisions in a timely matter. The pressure will be on everyone
involved to meet the desired completion date.
Decision delays can put construction in limbo. Fast-track
clients do not have the luxury of time when making critical
equipment selections. On some fast-track projects,
construction sites may have already broken ground before the
drawings are complete. Knowing the footprint of a structure is
enough to speed the process, even if the project team has yet
to finalize designs on the upper floors. Technology planners
who know what’s going on in the industry and keep up with
technological advances can help eliminate uncertainty about
product choices. To ensure everyone is aware of decisions and
any changes, there must be open communication between all
parties involved. For a fast-track process, construction
meetings should already have begun during the schematic
design phase — one step sooner than typical construction
scheduling.
Especially with a fast-track project, all parties involved should
follow-up with documentation. As stated in the abstract, some
of the construction methods and concepts are playing major
role in the Fast tract construction. Parallel working,
innovations & no over run are the important concepts to be
kept in mind always for the successful completion for a fast
track project.
By the past experience, we all understood that the major
construction is depending upon the activities like concreting,
reinforcement, formwork and erection of pre fabricated
structures. The innovation thoughts and the new technological
developments pertained in the above activities are leading the
project in a Fast Track.
• Increase in height of pour in civil structures
• Adoption of Fly ash concrete and self compacting
concrete which enables larger height of structures.
• Use of pre-fabricated structures
• Use of mechanical splicing and threaded couplers
for connecting the reinforcements
• Use of pre-fabricated reinforcement mesh with
couplers
• Use of high capacity cranes to lift and place the
fabricated structures.
• Use of light weight forms and slip-forms for high
structures
• Use of form on wheels for RCC tunnel works
• Adoption of modular construction techniques
• Use of left-in shutter Reinforcement
IV. METHODS ADOPTED
Fast tracking of a Project can be achieved in a very efficient
manner through any or all of these embedded into the system
of total Project.
1. Pre Qualification of Contractor / Supplier
2. Adopt maximum mechanisation in work
3. Use latest softwares for planning & cost management
4. Select latest technique’s of construction
5. Inculcate speedy working culture
In Pre Qualification of Contractor, we shall be in apposition of
strength to know about the contractor’s capability to execute
the work within the crash time schedule. The foreknowledge
of contractor’s capacity can be utilised in an optimal manner
to further reduce the time of construction. In as much as the
contractor must be brought in at a very early stage in fast
track, it is difficult to obtain genuine general contractor price
competition.
Contractors bidding from incomplete documents will be at a
distinct disadvantage. If they price the work to include all that
is inferable from the unfinished documents, they will not be
competitive with other contractors who infer something less.
The bidder who infers the least could end up with the low bid
and will almost certainly be later involved in a dispute with
the owner as to what was reasonably inferable.

For these reasons, it would make better sense to select a

contractor on the basis of comparative experience, reputation,
recommendations, and interviews. The price competition at
the level of subcontractors and suppliers will normally be
quite sufficient to protect the owner’s interests. As a part of
the selection process the contractor remuneration system or
formula can be discussed, negotiated, and adopted.
In any Project wishing to implement fast track construction
conventional methods of scaffolding, shuttering need to be
changed to modern techniques in order to achieve a faster
output. Also such innovative system should address need to
carry out work on parallel system.

An experienced owner may choose a suitable contractor on

whom the owner can rely to be honest and competent and who
has the required financial and practical resources to
accomplish the assignment. If the owner has serious
reservations concerning the contractor’s qualifications or
character the contract cannot possibly succeed. Mistrust and
suspicion will breed dissatisfaction, and ultimately,
irresolvable disputes. Any expectation of saving time by the
fast track process will be long gone. There will be only
contention, delay, and higher costs, as could have been
Due training for efficient managing and execution of a Project
reasonably predicted. Contractor’s Pre qualification helps in
with a dedicated work force and a committed management can
assuring the confidence in owner well before the
ensure a fast track construction to emulate reaching goal posts
commencement of the Project Construction.
well ahead of time.

Adopting high capacity concrete batching plant, placer booms,

high capacity pumps, all terrain cranes are some of the utilities
that can help ensuring of achieving the target in time.
V. IMPLICATIONS OF FAST TRACKING
During the Project development phase, drawings and
specifications are being finalized. All aspects of engineering
i.e., structural, civil, mechanical, electrical and architecture
must work hand-in-hand. On the technology planning side,
fast-track means vendor and equipment options must be
narrowed down. It’s best to qualify in advance two or three
vendors.

It would be clear at this point of time as to where the project

Software viz, Works Contract Management System and
similar tools as available in market can enhance the planning
to cost management part in an efficient manner.
New techniques viz, self compacting concrete, pumped
concrete, H frame shuttering, use of pre fabricated and
moulded structures etc can be made use of in reducing
handling time of the construction to a large extent.
lies in terms of budget. It is time to make adjustments. Think
ahead if it seems that certain procurement may land outside
the budget. Even if the plan is to delay capital purchasing,
include infrastructure and systems pathways in funding now
for those eventual purchases. During the construction
administration phase, technology plans are in place. The
concurrent activities of civil construction, mechanical and
electrical equipment erection goes along with the
procurement. The concept of JIT would be followed in most
of the cases. However, advance procurement of spares and
widely used consumables are necessary which may increase
the cash out flow in the initial phase of the project.
 The on-site delivery and staggering of purchases is like a
finely orchestrated symphony. Ultimately, the decision
processes involved with any project are the same. Know the
detailed scope of the project, have decision makers in place
and plan early for the future.
It’s also important to know the project time frame. Facility
executives need to have answers to specific questions before
going into the fast-track process: What services are being
provided? What other ancillary services will be provided?
What image does the facility want to portray?.
For a fast-track schedule to work, facility executives should
put together an internal multifunctional team to make
decisions in a timely manner. The pressure will be on
everyone involved to meet the desired completion date. Fast-
track clients do not have the luxury of time when selecting the
critical equipments, material and spares.
VI. BENEFITS OF FAST TRACKING
"Fast-tracking" is often the most effective way to shorten the
duration of a project in spite of the risk involved. A project is
put in fast track by scheduling tasks that were originally
scheduled to run one after the other to run instead at the same
time concurrently.
To make the most of fast-tracking, look at the longest tasks on
the critical path first. This provides the largest potential
decrease in duration with the fewest number of risks to
manage. Moreover, by fast-tracking only a few long tasks,
you also have fewer revisions to make in the schedule. Fast
tracking allows us to identify the tasks that are both critical
and long and helps in removing the Critical filter.
VII. CONCLUSION
Paradoxically, while the decision to fast track a project is
nearly always an economic one, the final costs are generally
unknown during the process. For commercial owners, the
potential for profit is worth the risk; whereas, for many not-
for-profit and government owners it is essential to know the
total cost going in, so that they do not pay too much for any
one item. (This is often true even if they underpay for other
items and the total cost is the same.) These kinds of
assurances are unlikely to exist in a fast-track project.
“I think it is safe to say, depending on the construction
manager and the level of documentation, you may need to buy
at a little more inflated price, but if you are saving time, you
should be able to make it up on the interest on the
construction loan and should be able to collect rent sooner
[on a commercial building],” says Joe Aliotta, principal of
New York–based Swanke Hayden Connell, who estimates
that about a third of his firm’s work is fast tracked.
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The usual way of controlling cost is to have a guaranteed
maximum price given by the construction manager during the
later phase of design development or early phase of
construction documents that is based on a good understanding
of the design intent. In the early stages, the architect has to
anticipate and describe design elements, while the
construction manager will need to extrapolate potential costs
based on experience, and both must communicate their
assumptions to the owner.
As the design progresses, it is the construction manager’s role
to manage the costs. As the price of one item escalates, the
cost of another will have to be reduced. Some contracts will
carry a design contingency, which is likely to be consumed by
the end of this phase. An experienced team with good
communication skills will keep to the budget through
construction.
ACKNOWLEDGMENT
Authors are grateful to Shri. K. C. Purohit, Project Director,
Shri. A. K. Pal, Chief Construction Engineer for their
guidance and encouragement.
The opinions expressed in this article are those of the authors
and do not necessarily reflect the official views of KKNPP.
REFERENCES
[1] Project Management Body of Knowledge [PMBOK]
from Project Management Institute, USA.
[2] Prasanna Chandra, “Project Planning, Analysis, Selection,
Implementation and Review”, Tata McGraw Hill, 1999.
[3] Chitkara K.K, Construction Project Management:
Planning, Scheduling and Control.
[4] Choudhary. S, Project Management.
[5] Nills O.E.Olsson, Ole M.Magnussen, “Flexibility at
different stages in the life cycle of projects” Project
Management Journal, Dec.2007.
[6] Gareis, R. (1989), “Management by Projects; The
management approach for the future” International
Journal of Project Management, 7 (4), 243-249.
[7] Christensen, S., & Kreiner, K. (1991), “Project
Management under uncertainty”.