Co Design&Build
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 In early September, OpenBox issued a cheque to the value of €408,120 to its client, Papeteries Pichon. This was reimbursement for a portion of the savings made during the project. The Co Design&Build method, with which our client constructed its logistical platform and head office, can really pay off!
On the basis of several years of operations at OpenBox, we have observed that this method offers the best value when we are responsible for the entire value chain, from the architectural design phase through to final handover. By offering the shared savings, we hope to convince more clients to trust in us for all phases of their projects: this could be a major change in how they manage their real-estate projects. However, this is the condition so as to be able to benefit from the advantages offered by Co Design&Build, which are, inter alia, financial. If we are entrusted solely with project design, we make a commitment on results (price, deadline, services) in a framework which is restricted by the choices of other stakeholders involved. Our energy is then focused towards the consolidation of information (not always exhaustive and often contradictory), summarising, and then roll-out of resources, in very tight deadlines. With our clients, we are then less involved in co-construction and more in a relation of principal-delegate, we offer less value, and a good portion of our skills remain untapped. Co Design&Build relies on collective intelligence. In this method of working, we progressively secure choices along with the client, from the design phase, in a concerted and coherent manner, and we commit to a service, deadline and price. The client retains the right to work with any of our counterparts if he believes we are not the most competitive at the end of the design phase. If the client decides to continue with us, he is guaranteed to be constantly informed and able to collaborate. Furthermore, all of our energy and expertise are permanently focused on continuous improvement of the project from both a qualitative and financial perspective. Our interests are shared. And beyond the financial aspect, we have observed that this way of working offers a much more peaceful environment, fully transparent and to the overall benefit of the project. If we once more take the example of Papeteries Pichon, we went head to head in the framework of a call for projects on the basis of a programme developed in-house. We were then conferred the task of studying the soil, conducting the topographical survey, applying for the Construction Permit and leading the ICPE study. It was during this design phase that Papeteries Pichon requested the assistance of Etyo as Assistant Contracting Authority until handover of the construction. In so doing, it had the guarantee of an expert third-party in the real-estate logistics sector, and Papeteries Pichon entrusted us with the project. The client was involved in co-construction alongside us and was notified of all decisions taken every step of the way. It was involved in the choices to be made, understanding the technical and regulatory requirements at stake. In line with a breakdown agreed at the time of signature of the agreement and on the basis of certified accounts, and since everything was decided in a transparent manner, we each benefitted from the savings made. In using Co Design&Build, we are no longer working in a context of opposing interests but in a collaborative dynamic. Logistical platform and head office covering 21,600 m², fully automated by SAVOYE. Architect: XXL Atelier Assistant Contracting Authority: ETYO  The construction work entrusted to OpenBox got under way with smiles and an October sun, The future Barjane Distribution Centre is located in the Commune of Louvres, in the Butte aux Bergers Business Park set up by Grand Paris Aménagement in close proximity to Paris and Roissy-Charles de Gaulle airport. Barjane chose OpenBox to erect this 37,700m² building, which is to meet high architectural, landscaping and environmental standards while enabling cutting-edge logistics business. ba&sh will occupy a 12,000m² logistics unit and around 750m² of office space. The size of their new warehouse and its layout are intended to support the international expansion of the brand’s women’s prêt-à-porter range. SeD Supply Chain Solutions will cover 18,000m² and 500m² of offices: the planned clearance height for the project (12.20m) will allow a mechanical reduction of 20% of pallet storage costs. During the ceremony, these two “tenants” reiterated the benefits that they will enjoy thanks to this new tool and stressed the importance of delivery deadlines. OpenBox rises to this challenge. All of the project’s phases are carried out with the innovative Co Design&Build method, which is based on transparency and collaboration between the various stakeholders, with co-design serving the overall interest of the project. The architect is Agence Franc. Barjane wanted the project to include a strong corporate social responsibility commitment: "This new aims to have HQE certification and will use the latest innovations regarding renewable energies, energy optimisation and the reduction of maintenance costs," said Hasna Berkia-Guez, Barjane’s quality and sustainable development manager. OpenBox worked particularly hard on this aspect, with the site having a low environmental impact and by implementing actions to preserve biodiversity, arrange alternative management of rainwater, and so on. With Julie Barlatier Prieuret, CEO of Barjane, Pierre-Arnaud Grenade, CEO of ba&sh, et de Christophe Dubois, Chairman of SeD logistique.  In recent years, land shortages and rising costs have driven companies to seek solutions for optimising their investments. The issues are pressing and builders are innovating to find ways of increasing clear height while keeping operations viable.  Technical solutions are known but it is essential to analyse the specificities of each type of merchandise and every clients’ requirements in order to find made-to-measure solutions for gaining the clear height needed for each operation - and at an acceptable cost. That is where Co Design&Build becomes so valuable: by co-designing the project with our clients and all partners, we reach decisions collectively about balancing the demand for increased storage with the necessity of respecting budgets.
It is important to recognise that several constraints limit the options. Firstly, the cost of sprinkler systems increases significantly if aiming for floor to roof height of more than 13.70m. To comply with prevailing regulations (APSAD or NFPA) and keep up with technical developments in terms of fire protection, it is necessary to adapt and choose the optimal ratio. What is more, the load on the roof and, more particularly, the building of solar power plants, must be factored into the size of the frame. The material used in the structure – wood or concrete – has a big influence on costs but also on floor space and the amount of space needed for laying grids. A balance must be struck between reducing posts and increasing height and between functionality and aesthetics. The choice of rainwater drainage system often carries strategic importance when looking for height: avoid under paving systems and opt instead for swales that carry water towards the front (but which often impact storage height). Alternatively, a stench trap solution is ideal for achieving more height (but does have consequences for maintenance) and a more traditional gravity-based solutions is also possible (but takes up more space). Our teams examine all of these options carefully to determine the most suitable for each given case. In the two recent OpenBox projects, this issue of clear height was at the heart of discussions. In one case, in order to cope with unusual pallets stored four tiers off the surface, we chose a wooden frame and were able to reach clear height of 10.5m with a span of 29m, with floor to roof height of 12.2m, and all at a cost that satisfied the parties. This project also involved a rooftop solar power plant that added 25kg/m² to the load. In the case of the Barjane project in Louvres, a concrete frame was used and clear height reached 12.2m (surface +5 storage) with a span of 24m and floor to roof height of 13.7m. This resulted in gaining an additional level of storage, representing 20% more storage space across the whole building. The increased use of stock picking systems in mezzanine (heavily driven by e-Commerce) is another reason to seek more vertical clearance in projects. OpenBox’s expertise is continually challegned by our clients’ needs : with them, we innovate on a daily basis.  ©Etyo What is your role in the Papeteries Pichon project?
We are providing project management for Papeteries Pichon. So, we have provided support from the start as technical advisers for the construction of the building up to launch of the automated process. How is the collaboration with the OpenBox teams going? In both design and construction, the OpenBox staff were highly attentive to our requests and they anticipated the process-related constraints from the design phase onwards, enabling the project to be completed smoothly and on time. Despite these constraints, OpenBox also created an elegant architectural style which is very appreciable for a company for which this will be the place of work. We also appreciated the responsiveness of our contacts. The operation evolved in a professional but very pleasant atmosphere. For you, how does Co Design&Build come to life? At this stage of the project, what stands out most are the concepts of transparency and dialogue: we had access to all the contractors’ quotes, which is not always the case. This enabled us to measure our negotiation leverage on global purchases and to arbitrate more easily regarding the execution of additional services. All necessary information was available and all choices and decisions were made through balanced dialogue. Was that a highlight of this project? The special feature of this project was the integration of an automated Savoye process. Throughout the project, we had to coordinate between the construction workers and the automation technicians, who did not necessarily take the same approach. This was all done in a cooperative manner, and even enabled us to get ahead of the schedule.  Feedback by Patrick Hugi, Partner of the SCI Why did you choose OpenBox? Our project was strategic: there were challenges involving time, business continuity, installation... We had already managed one property project, but we did not have all the resources needed to succeed by ourselves. OpenBox provided us with support at a very early stage. However, we also conducted a competitive bidding process in order to obtain the best proposal. Their experience and knowledge of the regional eco-system, their prices and their motivation made all the difference. Regarding the project, they were available and ready to listen, they put forward the best solutions. Their obvious knowledge of logistics and its constraints is reassuring. What's more, it's a small, dynamic and innovative company. We were attracted by their way of working and their mindset. We are proud today to have helped them to grow. How did the collaboration with the OpenBox teams go? We never doubted their professionalism. They are experienced and know how to find the right people. They are also very attentive and have handles our requests, even the last-minute ones. They use a model that enables this to happen. We felt we were supported before, during and on delivery of the project. Despite the difficulties associated with their profession, I believe they always have the desire to satisfy their customers. How did the delivery process go? Delivery is always a delicate moment. We quickly realized that OpenBox shared, as we do, the desire to maintain a steady pace and to remove any reservations as quickly as possible. They remained highly available during the acceptance period and they resolved problems as they arose. What does Co Design&Build mean for you? We had to ask OpenBox to adapt their proposal, which they agreed to very quickly. They were very transparent, especially regarding costs over the entire project, and changes were far easier to manage. OpenBox has also collaborated with numerous stakeholders with a great deal of integrity (three project management assistants, a developer and an investor). Regarding the sharing of savings, as commonly happens with Co Design&Build, we preferred not to consider this alternative during the competitive bidding stage. We only addressed this proposal after selection. They agreed to pay €60,000 for renovations to our old platform. This is a kind of variation on the sharing of savings offered by Co Design&Build. You have been in your new building for a few months now. Are you happy with it? Everyone is happy with our new working environment. As part of the acquisition of Transports Charvin by BBL INVEST, it was a question of successfully accommodating four of the group’s companies at the same site and making people comfortable there. We wanted a high quality, well thought-out building: the choice of materials, the architecture, the services and the organisation of the building are all elements that have created a great lo   Last July, OpenBox and DCB Logistics thanked the project’s partners and associates around a traditional ‘gigot-bitume’ [leg of lamb wrapped in kraft paper and cooked in molten bitumen]. This new 23,000 m² temperature-controlled warehouse (+15°C / +18°C), which was completed at the end of July, is dedicated to food product storage, order preparation, co-packing and transportation. 3 cells were built, a fourth remaining as a further extension. OpenBox’s expertise on this type of logistics platform enabled the challenges of this complex project to be addressed with all of the stakeholders. More information on the project.   A look at the collaboration between OpenBox and GLD with Pascal Dominois, Director of Operations at GLD
Why did you choose OpenBox? When consultation began at the beginning of 2016, it seemed to us that OpenBox, as a company, was too young and was not, therefore, a credible option for us. But OpenBox insisted on delivering an offer, they were extremely motivated! For our part, we wanted to assess the proposal of the contractor with whom we were already working. We were surprised by the gap between both prices. The determination of the team, indeed its obligation to succeed in the operation, convinced us. We decided to trust them. And we have no regrets! How would you describe your experience with Co Design&Build? The Co Design&Build meetings were very reassuring and they enabled us to move forward with the project together as a whole. Reports on accounting, planning, costs, everything was reviewed each month. A completely different way of working. We were able to see that the OpenBox strategy didn’t involve margin recovery but was more concerned with information sharing and collaboration. When issues arose (which inevitably occur on such projects), they were discussed and resolved. Everything was done progressively as we moved forward, in a collaborative way. When you don’t discover things too late, you can’t suspect a hidden agenda. So tensions are quickly dissipated. Given the highly competitive circumstances and the consensual efforts made during the negotiation, the “shared savings” at the end of the operation were limited, but the transparency was a reality that made the offer unique. Objectively, this transparency and collaboration allowed us to conduct this operation in a relaxed and constructive way, until the snagging list was resolved. Throughout the entire project, we felt supported. Are you satisfied? Of course, because the timing and the price were kept in check and the building is consistent with what we wanted! Our new 24,000 m² tool means we can work with large industrial clients, who are careful about the handling of their goods (like Rolls-Royce Civil Nuclear, Hager, etc.). We offer them tailored solutions for storage, procurement, industrial packaging and transportation. Whatever the sector (pharmaceutical, food, energy, mass distribution), our expertise in logistics and our set-up are the hallmark of our reputation, but our warehouses are a definite advantage: now when we tour the warehouses with our clients, the design quality wins them over. The building is also scalable, as demonstrated by the 25-tonne-capacity overhead travelling crane, which are already being installed for our industrial packing and handling operations for large volumes. We will therefore be able to offer integrated solutions under the same roof, in a high-end environment.  And this deserves some explanation! In June 2017, OpenBox delivered Jadéo's e-commerce platform: deguisetoi.fr. After a few months, its financial statements were prepared and certified. From the beginning, Jadéo had decided to construct its building with Co Design&Build, an innovative collaborative method: information and decisions are transparent and shared throughout construction, and savings made during the project's design/build are shared according to a pre-determined distribution chart. Jadéo has already received the first instalment of the savings and the second will arrive in the autumn.
This demonstrates that parties' interests can be reconciled, and that positive synergies can be established between the builder and the customer. Everyone wins with Co Design&Build!  Together they will be moving into brand new premises at the Chesnes Ouest urban development zone in Saint-Quentin-Fallavier where they will get to share over 18,000 m² of building space, including 1,600 m² of office space.
Interview with Pierre Charvin, managing director of Transports CharvinWhat was the goal of this new project for your two companies? Transports Charvin joined the BBL Transports group in 2016. BBL operates an integrated multimodal logistics network that spans right across Europe. BBL wanted to extend its reach both in France and in Europe and to expand its range of services. Transports Charvin are specialists in the transport of sensitive products along France's north/south corridor, particularly for the mass retail sector and key accounts. Together, we now benefit from more comprehensive national coverage, not to mention new expertise in the area of logistics management. At Saint-Quentin-Fallavier, our two companies had a number of logistics platforms with accompanying office space. It made sense to group our teams together and build a new shared platform capable of accommodating the increase in volumes. We stand to benefit in terms of efficiency and performance. Why did you choose OpenBox? I had known Bertrand Chabanne for many years. And during our discussions during the tendering phase, I had the opportunity to experience Laurent Charrier's professionalism first hand. I had also asked advisors with expertise in the area to verify the solidity of the commitments that had been made by OpenBox and backed up by BEG Ingénierie. I made my decision without any hesitation. Clearly, their proposal was very competitive. However, their "Co Design&Build" methodology was also a decisive factor. Constructing a logistics building, which in our line of business is essential to the work we do, is no trivial matter. It should be viewed as a business project that involves a certain amount of risk – risk that needs to be managed. In particular, it's important to ensure that the final outcome is in keeping with our original expectations. We want to know what is going to be done, and how it is going be done. With the "Co Design&Build" methodology, we can track the progress of our building project from start to finish, which brings great peace of mind. How does it work on a practical level? During the monthly "Co Design&Build" meetings, we are provided with all of the relevant information and have the opportunity to share our opinions, discuss options, find out about purchase prices, get a better understanding of what companies are offering, review the schedule, etc. We are actively involved in the project, which means that misunderstandings and unpleasant surprises are avoided. It makes for a healthier working relationship. We are co-creating our own building, which is a very effective way of really understanding the issues involved. Of course, we don't always agree, but we have all of the information we need to get a true understanding of the issues involved, so we can avoid negative fallout from unilateral decisions and have the opportunity to create really constructive solutions together. I was also able to use the savings that were achieved during the project to fund the completion of additional work. To safeguard the deadline, I also asked OpenBox to begin work even though there were outstanding issues yet to be clarified. In both cases, OpenBox agreed to my request in a matter of seconds. It was clear to me at that point that I was dealing with business owners that were capable of showing great flexibility in the way they made decisions and managed risk. For more information: Collaboration in action  28 June 2017, Villard-Bonnot, Francis Gimbert (President of Grésivaudan), Pierre Béguery (Deputy-President of Grésivaudan), Daniel Chavand (Mayor of Villard-Bonnot), Patrick Goffi (founder and managing director of GLD), and Bertrand Chabanne (founder and managing director of OpenBox) laying the cornerstone of this 24,500 m² logistics platform.
The elected representatives spoke about the importance of logistics infrastructure to the economic growth of the region. Bertrand Chabanne commended Patrick Goffi's decision to place its trust in OpenBox, a mere 8 months after the company had been established. Patrick Goffi spoke of his satisfaction in relation to the quality of the building and the timeframe in which it was completed. He also attested to the transparency of the "Co Design&Build" solution and the practical benefits of the collaboration between OpenBox and GLD. Goffi praised the expertise of the project team, made up of Martine Worme-Girard, Loïc Thomas and Laurent Charrier. Responding to the thanks he received from Bertrand Chabanne, he recalled how he too, thirty years previously, had received support from other individuals when setting up GLD. In so doing, he summarised the sentiment of the day; a renewed awareness of the role of businesses in the local economy and of the importance of individual responsibility. When people place their trust in entrepreneurs, and elected representatives put in place conditions that are favourable to investment, everyone wins |