2.43 In most PFI construction projects bidders are asked to employ their own architect to design a building which conforms to the Invitation to Tender produced by the commissioning authority. The FCO made clear to bidders that they were at liberty to submit their own design for the Embassy and were not bound to use the design produced by Michael Wilford and Partners. Nevertheless none of the final bidders chose to submit an original design. Bidders told us that it was not practical to use their own architect given the time constraints requiring the Embassy to be completed by September 1999.
2.44 In most PFI construction projects much of the opportunity to innovate in design is based on the design proposals of the bidders. Because bidders adopted the design which had already been developed, the scope for them proposing design innovations was limited. Embassy Partnerships did propose variations on the Wilford design which involved placing apartments on the roof of the Embassy which might be let out to third parties. The FCO considered this proposal did not conform with FCO's security requirements and the potential income from the third party revenue stream did not merit the additional risk and higher unitary charge.
2.45 The Wilford design adopted for the Embassy assumed a conventional procurement. The design therefore provided accommodation for directly-employed FCO staff who would deliver the secondary and tertiary services for the Embassy. Under the PFI procurement these secondary and tertiary services were to be provided by the supplier's staff.
2.46 The FCO considered how to reflect in the output requirement the accommodation for the staff providing services to the Embassy. The FCO decided not to specify the number of staff to provide these services, as service provision could be the supplier's responsibility. But to allow for the eventuality that FCO might have to take over the running of these services during or at the end of the concession, the FCO asked bidders to make proposals to provide necessary accommodation for 169 staff.