BIFM North Region Key Learning Event - BIM & Soft Landings
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“BIM & Soft Landings: Where are we and where do we need to be?” Mark Whittaker BIFM North
Transcript of BIFM North Region Key Learning Event - BIM & Soft Landings
“BIM & Soft Landings:
Where are we and where do we need
to be?”
Mark Whittaker
BIFM North
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Welcome & Thanks
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Next Event
> Tuesday 13th October
> Manvers Lakes, Rotherham
> Tickets: www.bifmmanvers.eventbrite.co.uk
5 | 2015 KLE4 – “BIM & Soft Landings”
Next Event
> Thursday 19th November
> “To outsource or not to outsource? That is the
question”
Today’s Event
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Twitter Today’s event: #BIFMKLE @BIFM_North & @BIFM_WIFM @Whitbags @MMUConference @debijrowland @bimacademy @RobertsonGroup
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Why this subject?
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Can FM Help the Design & Construction Process?
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BIM & FM?
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Introduction to today’s speakers
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Contact Details – BIFM North
Mark Whittaker Deputy Chair, North Region (NW) E: [email protected] M: 07764840694 T: @Whitbags
Sue Gott Chair, North Region E: [email protected] M: 07764 809783 T: @Mrsgotty
Mick Anderson Deputy Chair, North Region (NE) E: [email protected] M: : 07713 122 164 T: @mandersfm
BIM into FM – the reality and challenges from an operational perspective
Deborah Rowland
Head of Property Asset Management, Ministry of Justice
9th September 2015 BIFM North Event
The BIM Journey
BIM Level 2
& GSL
mandate
2016
FM the fat end of the BIM wedge
BIM Maturity
Level 2 (Collaboration)
A managed 3D environment held in separate discipline 'BIM' tools with data attached.
Commercial data will be managed by enterprise resource planning software and integrated by
proprietary interfaces or bespoke middleware. BIM Level 2 is made up of the following seven
components:
1.PAS 1192-2:2013 Specification for information management for the capital/delivery phase of
construction projects using BIM
2.PAS 1192-3:2014 Specification for information management for the operational phase of
assets using BIM
3.BS 1192-4 Collaborative production of information. Fulfilling employers information exchange
requirements using COBie – Code of practice
4.Building Information Model (BIM) Protocol
5.GSL (Government Soft Landings)
6.Digital Plan of Work
7.Classification
Level 3 (Integration)
A fully integrated and collaborative process enabled by 'web services' and compliant with
emerging Industry Foundation Class (IFC) standards. This level of BIM will utilise 4D
construction sequencing, 5D cost information and 6D project lifecycle management
information.
Level 3 maturity BIM is reported on in the Digital Built Britain initiative
Source: http://www.out-law.com/en/topics/projects--construction/projects-and-procurement/building-information-modelling/
Are we BIMbamboozled!
Are FM in danger of falling of the BIM Cliff?
Do FM’s really get the benefits of BIM?
I
ts all about the “I”
Benefits and Challenges of BIM to FM
Benefits to FM
Challenges to FM
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Government Soft Landings (GSL)
Customers are not getting the assets and outcomes they need or wanted?
Dropping the
baton at key stages
PAS 1192 Part 3 Operation
PAS 1192 Part 2 Construction
Asset Information development
Models Requirements
© BSI Standards Ltd
MOJ approach
– Standardised design components held in
BIM library
– Key KPIs to be developed at strategy
stage and tested throughout programme
– Ensuring operational costs identified (£m2), use of benchmarks, create
reference class for future forecasting
– Lifecycle costs to be fully incorporated into business cases
– GSL Champion on each project who can challenge design
decisions/equipment choices if impact on Opex/Lifecycle
– Asset information model (AIM) developed
– Commissioning, Training & Handover done early, thorough and with
the people that are going to run the operation e.g. FM suppliers
– FM suppliers need to be brought in early to provide feedback on design
and service operation
– POE to be purchased 3 years post completion to measure KPIs
– Feedback loop of lessons learnt incorporated into future designs e.g
biomass boilers, closed loop lighting systems etc
Unlocking Asset Intelligence - dLCC
Digital Lifecycle Cost (dLCC) toolkit
- dLCC toolkit to support whole life cycle costing decision making
and maintenance planning
- A UK industry collaboration with MOJ as a client champion
- Adopting NRM cost classification to capture life cycle in use
data (BIM4FM) to establish baseline future project data
- Helping us in a to develop strategies to deliver savings against
pressurised maintenance budgets
- The toolkit will be used to support estate wide operational
benchmarking and improvement planning
- Data passed through from BIM to CAFM
- BIM L2 and L3 asset intelligence
- Bridge the capital and revenue divide
dLCC Toolkit Steps
Are we BIMtastic?
• Not yet – we are learning through implementation
• Breaking down the silos both internally and externally – still
work to do but GSL moves us to a better place
• Level 2 still being understood by industry and clients – some
more advanced than others – not fully collaborating
• Level 3 more around the principles of whole life
• To reap the benefits FM really needs to get a grasp of BIM
• FM – don’t be the weak link in the chain
Its all about good Asset Management!
BIM + GSL = Better Outcomes
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To champion better outcomes for our built assets during the design & construction stages
through Government Soft Landings (GSL) powered by a Building Information Model (BIM) to ensure value is achieved in the operational lifecycle
of an asset.
@debijrowland
Tell me what you want…….
John Lorimer 9th September 2015
About us
A joint venture between Northumbria University and Ryder Architecture Established 2010 A centre of excellence to support BIM adoption We combine industry experience and academic expertise Our activities are R&D, Education, Consultancy Academic partnerships worldwide Consultancy partnerships in Australia and Hong Kong Independent, impartial, innovative We add value, we reduce risk
Strategic implementation
Digital project management
Asset management
Training
Our services
The BAFM Process
2% of commercial
floor space is newly constructed each year
70-86% of the buildings
that will be around in 2050
are already built
New buildings account
for approx. 1% of the
stock each year
The Existing Estate
H&S
Aconex
BCMS
BIMCD - Locations
EBMS
External Maintenance
Systems
Facility Commander
FAPI
Fire
Hard Copy only
Hardcat - Assets
Health and Safety
Spreadsheets
Incident and reporting database
Kudos - Assets
Mainpac - Assets Maintenance
Spreadsheets
Mobile Solutions
Pen Control
Reportal
SOH Drives
SUN
Sustainability Spreadsheets
TAM Plan
T-Docs - Drawings
TRIM - Documents
WIFI
Pay global
Tesitura
SQL
Access
Excel
Other LDAP
KEY:KEY:
Difficulties with Existing Estates
Estate Modelling
City modelling
Integrating existing systems H&S
Aconex
BCMS
BIMCD - Locations
EBMS
External Maintenance
Systems
Facility Commander
FAPI
Fire
Hard Copy only
Hardcat - Assets
Health and Safety
Spreadsheets
Incident and reporting database
Kudos - Assets
Mainpac - Assets Maintenance
Spreadsheets
Mobile Solutions
Pen Control
Reportal
SOH Drives
SUN
Sustainability Spreadsheets
TAM Plan
T-Docs - Drawings
TRIM - Documents
WIFI
Pay global
Tesitura
SQL
Access
Excel
Other LDAP
KEY:KEY:
Sydney Opera House
BIM Academy Team with client at Sydney Opera House
“BIM Academy combined
technical excellence with
industry experience to create a
comprehensive technical
specification for a bespoke
BIM4FM solution for Sydney
Opera House.
Their consultants worked
across the organisation to
understand the project drivers,
coordinate this information and
follow a detailed methodology
to define BIM and FM
workflows. They then
developed a framework to
enable the BIM4FM solution.”
Bob Moffatt, Business Strategy and Planning Manager,
Sydney Opera House.
Sydney Opera House Approach to BIM
Link to existing Active
directory
Linking Existing asset management
database
Linking and searching Technical document
database
Maintaining permissions
Model Viewer
Utilising handheld device
BIM4FM
Proprietary Modelling Software
Currently Revit
Updating Model
Legacy Document
Mangement SystemInput link
Capacity to add modules
Locations Database
Room Names
Asset Database
Asset numbers
SOH Modelling Solution
Developing a Framework – Base Functionality
Durham Cathedral
BIM Academy team at Durham Cathedral
“Using modern BIM technology on a
building like this is very exciting
and the potential of such a survey is
huge…Not only will it give us up to
date images of the building in its
current state and layout, which will
help us when planning things such
as the installation and upgrade of
the new services, but it will give us
accurate information about the
building that we have never had
before.”
Tom Billington, Property and Facilities Manager, Durham Cathedral.
Actions Laser scan of the Cathedral Laser scanner used Stitched into scene software Point cloud created Edited and cleaned in point cloud viewer Produced from point cloud Model ‘traced’ the point cloud in Revit Parameters tailored to client’s needs Room data sheets dRofus software used to create functional RDS as a 2D/3D record Easy client input & output
A Local Authority BIM Case Study
Manchester Town Hall Complex
£100m CAPEX
Grade 2* listing
Transformation
Programme
Shared Services
Significant
Interventions
Full BIM CAPEX
Developing OPEX
The Low Pressure Hot Water System
Or a single
‘Zone’
Another
‘System’
‘Components’
Information, Data &
Documents
Fire Management
Plan Fire Strategy
Respond - to
change events
BIM4 Saving
Lives
Manage eg during
sectional handover
Case Studies : ‘real life’ benefits/savings 5 Operational Phase Studies
NO BIM WITH BIM Saving
VENTILATION MOTOR REPLACEMENT
4 Wks 14 MHrs 1 Day 3 MHrs £285 Reduced disruption & inconvenience to Theatre by 27 days Avoids adverse reputational damage
ALCOVE LIGHT REPLACEMENT 6 Wks 10 MHrs 1 Day 2 MHrs £108 Reduced disruption & inconvenience to Public/Staff. Avoids adverse reputational damage
EXTRACT DUCT - UNKNOWN WATER BUILD UP
12 Wks 23 MHrs 1 Day 10 MHrs £838
Reduced disruption & inconvenience by 92 days Avoid time & money wasted on lengthy monitoring periods
PUBLIC LIFT REPAIR 5 Wks 16 MHrs 2 Day 6 MHrs £260 Reduced disruption & inconvenience to Staff & Public Avoids adverse reputational damage
CEILING LEAK IN HERITAGE AREA 3 Days 14 MHrs 1 Day 3 MHrs £286 Reduced disruption & inconvenience to Public & Staff Avoids adverse reputational damage
Maturity Level Data Richness
Life Cycle Views
Roles or Disciplines
Business Process
Delivery Method
Timeliness/Response Change Management
Graphical Information
Spatial Capability
Information Accuracy
Interoperability/ IFC Support
2 3 4
5 6
7 8 9
10
1
0
Right Now
Selfish BIM
Public and Private will be different
Level 2 or thereabouts
Level 3 for the big boys
More off site manufacture
More imports
2 Tier supply chain
FM and Estate management the big win
The Gaps
Clients – They don’t know what to ask for, and are they interested anyway?
Evidence
Manufacturers and SMEs
Understanding
Practical knowledge
Training and coaching
Soft Landings
The Role for the Facilities Manager
Paul Thomas Robertson Facilities Management
Once in a Generation Opportunities
> Olympics in London
> Queens Golden Jubilee
> Liberal Democrats in Government
> Scottish Referendum
> EU Referendum
> Sepp Blatter resigns
> Newcastle United win a trophy
> BIM / Soft Landings
Soft Landings - Summary
1. Getting the design right early, costs less than fixing it later
Bent Pyramid
USA Veterans Affairs
> Doors increased in costs from $100 to $1,400
> Medical equipment does not fit in the building
> Multiple revisions to lists of medical equipment have increased costs by $14 million
> Total Cost increase 144% from $328m to $800m
Soft Landings - Summary
1. Getting the design right early cost less than fixing it later
2. Engagement of the end user early and for the whole design and build process
Soft Landings - Summary
1. Getting the design right early cost less than fixing it later
2. Engagement of operational team early and for the whole design and build process
3. Design and construction team remain linked to the building for a number of years post completion
4. Use lessons learnt from previous projects
VDARA HOTEL AND SPA - 2009
20 Fenchurch Street – 2014
Background Soft Landings
> Soft Landings methodology devised by MarkWay in 2003/04 to help solve the performance gap between design intentions and operational outcomes
> Excellently promoted by Building Services Research and Information Association (BRSIA) with 5 stages1. Inception and Briefing
2. Design Development and Review
3. Pre-handover
4. Initial Aftercare
5. Years 1-3 Extended Aftercare
RIBA Plan of Work
Royal Institute of British Architects (RIBA) in 2013 moved to the 0-7 Plan of Work
0 Strategic definition
1. Preparation and brief
2. Concept design
3. Developed design
4. Technical design
5. Construction
6. Handover and close-out
7. In use
Government Soft Landings (GSL)
> Aligns the interests of those who design and construct buildings with those who subsequently use it
> Developed during 2011/12, by the Government Property Unit
> Based on the BSRIA Soft Landings approach
> Policy should have been applied to all new Central Government projects and major refurbishments since 2013
> 2016 GSL mandated for all central government construction capital expenditure projects
GSL Extra to BRSIA Soft Landings
Social outcomes: Functionality & Effectiveness – productivity, user and business requirements
Economic outcomes: Operational and capital costs identified early - to reduce costs in construction and operation
Environmental outcomes: Performance to meet carbon and sustainability targets, including energy, carbon, water and waste
Government Soft Landings Sections
>Section 1: Introduction
>Section 2: GSL Lead GSL Champion
>Section 3: Functionality and Effectiveness
>Section 4: Capital Cost and Operating Cost
>Section 5: Environmental Management
>Section 6: Facilities Management
>Section 7: Commissioning Training and Handover
>Section 8: Planning for Aftercare
Building Information Modelling (BIM)
> 2016 BIM Level 2 (with GSL) mandated for all central government construction capital expenditure
FM Round Table in November 2014 - Quotes
Design teams “should accept that they need a facilities management expert as part of the project team from the beginning” Kath Fontana, BAM
The FM services sector hasn’t developed the standards and processes it needs to be able to respond to the challenges that are very quickly coming our way” Kath Fontana, BAM
“There’s a challenge with FMs’ skills, resource and capability to get involved in projects” Stephen Holton, Gardiner & Theobald
Problem – FM is not ready – we are the weak link
> Outside most Facilities Managers experience
> Some of the GSL language used is not helpful
> Guidance does not translate well to smaller projects
> The design team will expect an expert
> Limited training courses
> Knowledge is power - competitive nature of our business reduces the sharing of knowledge
> No time to gain experience before first projects start
> No tools to compare products or ideas
> Lack of mentoring on current projects
Help is out there
>BSRIA Soft Landings guides
>GSL guides
>PAS 1192 – Parts 2 to 5
>BS 85361 2015 Briefing for design and construction – Part 1: Code of practice for facilities management
>In development – BIFM Operational readiness / Design Engagement Tool
BIFM Operational Readiness Guide
Drawn from a range of Service, Software providers and Consultants
> Paul Thomas – Robertson Facilities Management
> Laura Zitver & Peter Brogan – BIFM
> Greg Kemp – ARUP
> Hugh Henderson - Mace Macro
> Jackie Furey – Baker Stuart
> Jacqueline Walpole – FSI
> Jason Clark – UBS
> Mike Packham - BWA
> Roy Whitaker – Leeds Met University
> Stephen Beadle – FES
The BIFM Operational Readiness Guide
> Shown against the digital plan of work, RIBA and Soft Landings stages
> Each stage has a list of activities / reminder and tasks for the FM to consider
> Is a checklist of activities – not a replacement for the knowledge and experience a good FM will bring to a project
> Allows for the FM joining a project after start
> Builds on the work already published and a sign-post to further reading
> Open source for further development
The BIFM Operational Readiness Guide
Each of the 8 stages has a number of themes:
> Health, Safety & Environment
> People
> Process
> Procurement
> Space
> Technical
The themes are colour coded on each stage to support understanding the flow of work
Example lines from Stage 5 Construction
People Plan the training as part of the building commissioning in Handover and Close Out
See BRSIA Guide Seasonal Commissioning BG 44/2013
Process Review the 'As Constructed' Information
This is a document check of the construction information about installed assets. Where specialist equipment is fitted this allows time to set up maintenance contracts and to book training on the equipment with the installation team
ProcurementProcure FM operations service provider
Procurement of the FM operations provider in order they are in place to participate in handover process (if not already completed as part of Stage 4 Technical Design) BIFM Good Practice Guide - Procurement
Space Space planning and move management planning
BIFM Good Practice Guide - Space Planning & Management
Technical Review and comment on contractor technical submittals, drawings and samples
Check against the FM design guide issues in Stage 0 Strategic Definition
Development
BIFM shall edit, design and publish the document in consultation with other professional bodies such as RIBA, CIBSE and BSRIA
Beta type product – needs user testing and feedback
It is not a refined and perfect product – it is a starting point for further, more detailed guidance moving forwards on this subject
What we need to do
Current Leaders
> Invest in the next generation> Mentor, coach, guide
> Read BS 85361 2015
> Be involved in Commissioning
> Network outside of FM – raise FM profile
> Develop processes for BIM & Soft landing
> Learn new tricks
> Draft Design Guides
> Add lines to the BIFM guide
Next Generation
> Learn the roles of others in the design team
> Read BS 85361 2015
> Read the design guides –challenge
> Inspect work before its covered
> Develop own design notes
> Ask to go to design meetings
> Become an expert FM
Do not waste this once in a Generation Opportunity
Thank you
