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FOREWORD!
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We!are!at!the!beginning!of!a!new!era!in!the!Construction!Industry!where!the!use!of!BIM!will!surely!
become!an!essential!tool!in!delivering!and!managing!projects.!!We!commissioned!this!research!with!
Salford!University!in!order!to!bring!a!third!party!view!on!the!use!of!the!BIM!on!the!THX!&!CL!project.!!
We!were!keen!to!review!meaningful!data!as!soon!as!possible!and!certainly!before!the!project!was!
completed!on!site.!!
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The!architects!for!each!building!were!procured!through!an!architectural!competition!and!the!
contractor!through!the!North!West!Construction!Hub!(NWCH).!!Our!preferred!delivery!process!uses!a!
single!project!office!approach,!working!collaboritively!under!a!target!cost!contract.!!
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Working!with!our!partners!and!Salford!University!we!agreed!a!simple!programme!for!the!research!
with!publication!in!the!last!quarter!of!2011.!!
!
The!results!are!fascinating!and!reveal!how!little!we!know!about!this!process,!but!it!is!clear!that!some!
of!the!main!issues!revolve!around!cultural!and!behavioural!challenges!O!nothing!new!there!then.!!
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I!hope!this!research!will!be!useful!for!other!projects!starting!down!this!route!and!that!others!will!
share!there!learning.!!
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!
!
John!Lorimer!
Capital!Programme!Director!
Corporate!Services!
Manchester!City!Council!
Capital!Programme!Division!
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BIM!IMPLEMENTATION:!MANCHESTER!TOWN!HALL!COMPLEX!
RESEARCH!REPORT!
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Ricardo!Codinhoto,!Arto!Kiviniemi,!Sergio!Kemmer,!Cecilia!Gravina!da!Rocha!
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September!2008
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BIM!IMPLEMENTATION!
MANCHESTER!TOWN!HALL!COMPLEX!
RESEARCH!REPORT!
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This!report!is!intend!for:!
The!organisational!representatives!willing!to!better!understand!the!implementation!process!of!BIM!within!the!
Town!Hall!Complex!Project!developed!by!Manchester!City!Council.!It!is!also!intended!for!project!team!members!
(designers!and!contractors).!
! !
!
! 5!
BIM$Implementation:$Manchester$Town%Hall%Complex!
The!University!of!Salford!in!collaboration!with!Manchester!City!Council!
Researchers:!Sergio!Kemmer;!Ricardo!Codinhoto;!Arto!Kiviniemi;!Cecilia!da!Rocha!
Contents!
1! Introduction!....................................................................................................................................!13!
2! BIM!Implementation!......................................................................................................................!14!
2.1! Baseline!for!BIM!Implementation!...........................................................................................!15!
2.2! Streamlining!Processes!............................................................................................................!16!
2.3! BIM!Capability!and!Maturity!...................................................................................................!19!
2.3.1! Succar!(2009b)!Scenario!for!differentiating!Capability!and!Maturity!...............................!20!
2.3.2! Succar!(2009b)!Scenario!Analysis!.....................................................................................!22!
2.3.3! BIM!Capability!Levels!........................................................................................................!22!
2.3.4! BIM!Maturity!Levels!.........................................................................................................!24!
2.4! BIM!deliverables!throughout!the!RIBA!Plan!of!Works!.............................................................!30!
2.4.1! RIBA!Preparation!..............................................................................................................!30!
2.4.2! RIBA!Design!......................................................................................................................!31!
2.4.3! RIBA!PreOconstruction!......................................................................................................!33!
2.4.4! Construction!.....................................................................................................................!34!
2.4.5! Use!....................................................................................................................................!35!
2.5! Barriers!to!the!Adoption!of!BIM!..............................................................................................!35!
2.6! Mirages!of!BIM!........................................................................................................................!37!
2.7! Final!Remarks!..........................................................................................................................!38!
3! Research!Method!...........................................................................................................................!39!
3.1! Research!Process!.....................................................................................................................!39!
3.2! Research!Method!....................................................................................................................!40!
3.2.1! Data!Collection!.................................................................................................................!40!
3.2.2! Data!Analysis!....................................................................................................................!41!
4! Research!Results!.............................................................................................................................!42!
4.1! BIM!Implementation!Maturity!Level!Assessment!...................................................................!42!
4.2! Project!contractual!organisation!assessment!..........................................................................!43!
4.3! Scope!of!works!........................................................................................................................!44!
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! 6!
4.3.1! The!RIBA!Plan!of!works!.....................................................................................................!44!
4.3.2! The!consideration!of!FM!needs!........................................................................................!44!
4.3.3! BIM!assisted!design!..........................................................................................................!45!
4.3.4! Costing!..............................................................................................................................!46!
4.4! Information!Exchange!Standards!............................................................................................!46!
4.5! BIM!Implementation!Process!..................................................................................................!46!
4.6! BIM!Initiative!...........................................................................................................................!47!
4.7! BIM!benefits!expected!(client!perspective)!.............................................................................!47!
4.8! BIM!benefits!explored!in!the!MCC!project!..............................................................................!48!
4.9! Barriers!to!BIM!implementation!&!perceived!inefficiencies!...................................................!55!
5! Remarks!and!Conclusions!...............................................................................................................!56!
6! References!......................................................................................................................................!58!
7! Glossary!of!Terms!...........................................................................................................................!63!
8! Case!StudY!......................................................................................................................................!66!
9! Appendices!.....................................................................................................................................!69!
!
List!of!Figures!
Figure!1.!BIM!Implementation!Framework!(Based!on!Jung!and!Joo,!2011)!.........................................!15!
Figure!2.!Activity!process!map:!generic!example!..................................................................................!18!
Figure!3.!Activity!Box!and!ICOMs!(adapted!from!IDEF,!1993)!...............................................................!18!
Figure!4.!Detailing!an!Activity!in!a!Child!Diagram!(adapted!from!IDEF,!1993)!......................................!18!
Figure!5.!NBIMS!Exchange!Tier!Architecture!(NBIMS,!2007)!................................................................!23!
Figure!6.!B/555!BIM!Implementation!Maturity!Model!(BSI,!2011)!.......................................................!23!
Figure!7.!Parametric!module!(source:!core.formOula,!2011a)!...............................................................!31!
Figure!8.!Parametric!module!applied!to!building!surface!(source:!core.formOula,!2011b)!...................!31!
Figure!9.!High!Density!Terrain!Data!Production!(Source:!Erdas,!2011)!................................................!31!
Figure!10.!Solar!radiation!analysis!on!Ecotect!(Source:!Diwakirti,!2011a)!............................................!33!
Figure!11.!Exporting!the!analysis!grid!from!Ecotect!to!Rhinoceros!(Source:!Diwakirti,!2011b)!............!33!
Figure!12.!Daylight!Analysis!(Source:!TFS,!2011)!...................................................................................!33!
Figure!13.!Indoor!wind!analysis!(Source:!TFS,!2011b)!...........................................................................!33!
Figure!14.!Annual!shadow!ranges!(Source:!Zhao,!2011)!.......................................................................!33!
Figure!15.!SnS!Analysis!of!solids!generated!in!Rhino!(Rhino!2011)!.......................................................!34!
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! 7!
Figure!16.!Structural!Analysis!in!Autodesk!Robot!(source:!Autodesk,!2011b)!......................................!34!
Figure!17.!4D!Scheduling!(Source:!CADline,!2011)!................................................................................!34!
Figure!18.!Movement!forecast!(Source:!PeteOFerguson,!2011a)!..........................................................!35!
Figure!19.!Movement!forecast!in!urban!environments!(Source:!PeteOFerguson,!2011b)!....................!35!
Figure!20.!MCC!Town!Hall!Complex!Research!Process!.........................................................................!39!
Figure!21.!NBIMS!Exchange!Tier!Architecture!Analysis!of!the!Town!Hall!Complex!Project!..................!42!
Figure!22.!BSi!BIM!Implementation!Maturity!analysis!of!the!Town!Hall!Complex!Project!...................!42!
Figure!23.!MCC!NBIMS!Analysis!of!the!Town!Hall!Complex!Project!.....................................................!43!
Figure!24.!Project!participants!interaction!analysis!of!the!Town!Hall!Complex!Project!.......................!44!
Figure!25.!Visualisation!of!Town!Hall!Complex!Project!(courtesy!of!Ian!Simpson!Architects)!..............!49!
Figure!26.!Sections!of!Town!Hall!Extension!(courtesy!of!Ian!Simpson!Architects)!...............................!49!
Figure!27.!External!view!of!Town!Hall!Extension!(courtesy!of!Ian!Simpson!Architects)!.......................!49!
Figure!28.!Visualisation!courtyard!roof!(Town!Hall!Extension!O!courtesy!of!Ian!Simpson!Architects)!..!50!
Figure!29.!Visualisation!courtyard!roof!(Town!Hall!Extension!O!courtesy!of!Ian!Simpson!Architects)!..!50!
Figure!30.!Visualisation!(Central!Library!O!courtesy!of!Ryder!Architecture)!..........................................!51!
Figure!31.!Design!coordination!between!architectural!design!and!MEP!(Central!Library!O!courtesy!of!
Ryder!Architecture)!.......................................................................................................................!51!
Figure!32.!Design!coordination!between!architectural!design!and!MEP!(Central!Library!O!courtesy!of!
Ryder!Architecture)!.......................................................................................................................!52!
Figure!33.!Coordination!issue!between!different!models!(Central!Library!and!Town!Hall!Extension!O!
courtesy!of!Laing!O’Rourke)!..........................................................................................................!52!
Figure!34.!Coordination!issues!within!the!model!(courtesy!of!Laing!O’Rourke)!...................................!53!
Figure!35.!Automated!quantity!takeoff!(courtesy!of!Laing!O’Rourke)!..................................................!53!
Figure!36.!Quantity!of!concrete!to!be!used!for!pile!caps!(courtesy!of!Laing!O’Rourke)!.......................!54!
Figure!37.!Intelligent!object!dataObase!(courtesy!of!Laing!O’Rourke)!...................................................!54!
Figure!38.!4D!construction!sequence!(Central!Library!O!courtesy!of!Laing!O’Rourke).!.........................!55!
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List!of!Tables!
Table!1.!Basic!process!symbols!(adapted!from!Ishiwata,!1984)!............................................................!17!
Table!2.!Sample!Maturity!Models!of!relevance!to!BIM!(Source:!Succar,!2009a)!..................................!20!
Table!3.!Comparing!the!two!organisations!using!a!BIM!Capability!lens!...............................................!21!
Table!4.!Comparing!the!two!organisations!using!a!BIM!Maturity!lens!.................................................!21!
Table!5.!Detailed!Data!Richness!CMM!(NBIMS,!2007)!..........................................................................!24!
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Table!6.!Detailed!Life!Cycle!CMM!.........................................................................................................!25!
Table!7.!Detailed!Roles!and!Disciplines!CMM!.......................................................................................!25!
Table!8.!Detailed!Business!Process!CMM!.............................................................................................!26!
Table!9.!Detailed!Change!Management!CMM!......................................................................................!26!
Table!10.!Detailed!Delivery!Method!CMM!...........................................................................................!27!
Table!11.!Detailed!Timeliness!/!Response!CMM!...................................................................................!28!
Table!12.!Detailed!Graphical!Information!CMM!...................................................................................!28!
Table!13.!Detailed!Spatial!Capability!Maturity!Model!..........................................................................!29!
Table!14.!Detailed!Information!Accuracy!CMM!....................................................................................!29!
Table!15.!Detailed!Interoperability!/!IFC!Support!CMM!.......................................................................!30!
Table!16.!MCC!maturity!level!score!......................................................................................................!43!
Table!17.!Data!required!for!composing!FM!roomOdatasheet!...............................................................!45!
Table!18.!Ranges!of!maturity!levels!according!to!project!participants!.................................................!56!
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Appendices!
Appendix!1.!Appendix!2.!FM!Processes!(Source:!Wikipedia,!2011)!......................................................!69!
Appendix!3.!Tabular!BIM!Capability!Maturity!Model!(Source:!©!NIBS,!2007)!......................................!70!
Appendix!4.!Process!Register!Protocol!.................................................................................................!71!
Appendix!5.!SemiOStructured!Interview!ProOforma!..............................................................................!72!
Appendix!6.!Informed!Consent!Form!....................................................................................................!73!
Appendix!7.!Investigated!Documents!in!the!Archival!Analysis!.............................................................!74!
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! 9!
Acronyms!
AEC!–!Architecture,!Engineering!and!Construction!
BIM!–!Building!Information!Modelling!
IFC!–!Industry!Foundation!Class!
IFD!O!Industry!Foundation!Dictionary!
IDM!–!Information!Delivery!Manual!
IDEF!–!Integrated!Definition!
STEP!O!Standard!for!the!Exchange!of!Product!Model!Data!(ISO!10303)!
IT!–!Information!Technology!
FM!–!Facilities!Management!
OM!–!Operations!Management!
ROI!–!Return!on!Investment!
NIBS!–!National!Institute!of!Building!Standards!(USA)!
NBIMS!–!National!Building!Information!Modelling!Standards!(USA)!
CAD!–!Computer!Aided!Design!
CAE!–!Computer!Aided!Engineering!
CAM!–!Computer!Aided!Manufacturing!
RFI!–!Request!For!Information!
COBIE!O!Construction!Operations!Building!Information!Exchange!
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EXECUTIVE!SUMMARY!
Introduction!
The!adoption!of!Building! Information!Modelling!
(BIM)! within! design! and! construction! has!
provided!increased!efficiency!and!efficacy!within!
construction! projects.! The! positive! results!
achieved! through! BIM! within! these! disciplines!
have! inspired! its! use! in! other! areas! such! as!
facilities! management.! However,! the! path! for!
implementation! and! the! implications! that! the!
use!of!BIM!for!FM!may!create!for!project!teams!
and! organisations! are! still! unknown.! In! this!
report!these!issues!are!explored.!
In! this! respect,! the! main! focus! of! the! research!
was! on! investigating! the! interOorganisational!
aspects!of!Building!Information!Modelling!(BIM),!
i.e.! communication,! collaboration,! and! data!
sharing!between!the!project!shareholders!during!
the!design!and!construction!planning.!Moreover,!
the! use! of! BIM! implies! changing! the! traditional!
documentObased!ways!of!design,!production!and!
facilities! management! (FM)! used! by! teams! to!
operate! and! collaborate,! these! were! also!
investigated!in!this!research.!
This!report!describes!the!findings!of!a!research!
project!carried!out!by!the!University!of!Salford!in!
partnership!with!Manchester!City!Council!(MCC).!
The!research!was!focused!on!better!understand!
the!implications!of!Building!Information!
Modelling!(BIM)!adoption!from!owners’!
perspective.!
Research!Aims!and!Objectives!
In!generic!terms,!this!research!is!aiming!towards!
a! better! understanding! of! the! impacts! of!
adopting! BIMObased! methods.! Specifically,! the!
aim!of! the! research!presented!here! is! to!better!
understand! BIM! implementation! process! from!
owners’!perspective!and! identify! the! impacts!of!
adopting! BIMObased! methods! on! setting! the!
scope! of! works! for! the! design,! production! and!
FM!teams.!The!objectives!of!the!research!include!
devising! guidelines! for! owners’! to! implement!
BIM1.!
Research!Method!
The!adopted!research!strategy!was!case!study.!
The!object!of!analysis!was!the!development!of!a!
construction!project!(the!Manchester!Town!Hall!
Complex!O!MTHC)!and!the!unit!of!analysis!was!
the!implementation!and!use!of!BIM!within!the!
project.!Information!was!collected!through!nonO
participant!observation,!interviews!and!
documental!analysis.!The!information!gathered!
was!validated!through!a!workshop!involving!
project!participants.!The!research!took!6!
months.!
Several!aspects!were!investigated!to!better!
understand!BIM!implementation!including!BIM!
capability!and!maturity!levels,!expected!and!
achieved!Benefits!as!well!as!the!facilitators!and!
barriers!to!BIM!adoption.!These!are!presented!in!
the!following.!
Research!Findings!
!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!1!The!original!aim!of!the!research!carried!out!with!
MCC!was!to!identify!how!to!measure!the!impact!of!
adopting!BIM!in!Manchester!Town!Hall!Complex!
project!that!is!under!development!and!managed!by!
MCC.!Early!results!indicted!some!fragmentation!
related!to!the!use!of!BIM!leading!to!the!
establishment!of!a!new!research!aims!and!objectives.!
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• BIM!Capability:!Following!the!model!devised!
by!NBIMS,!MCC!THCP!classifies!as!tiers!2!to!
3.!This!means!that!the!integration!of!
information!through!information!modelling!
is!addressed!at!project!level!and!it!is!
migrating!towards!the!organisation!level!
(refer!to!section!2.3!for!more!information!on!
NBIMS!Exchange!Tier!Architecture).!
Following!the!implementation!model!
devised!by!the!British!Standards!Institute!
(BSi),!MCC!THCP!classifies!as!2!and!3.!As!in!
the!previous!analysis,!that!refers!to!a!
transition!from!project!to!organisation!level!
of!information!integration!(refer!to!section!
2.3!for!more!information!about!BSi!model).!
• BIM!Maturity:!the!results!below!summarises!
the!maturity!results!achieved!by!the!project!
team!following!the!NBIMS!Capability!
Maturity!Model.!!The!results!on!the!right!
show!the!average!maturity!of!the!
construction!sector!where!the!majority!of!
design!and!contractor!companies!operate.!
Important!to!highlight!that!the!
reconfiguration!of!these!results!is!dynamic!in!
an!implementation!context.!In!other!words,!
these!results!represent!the!reality!on!month!
3!of!carrying!the!research.!
Category! MCC! Industry!
Data!richness! 3! 1!
Life!cycle!views! 2! 1!
Roles!or!disciplines! 2! 1!
Business!Process! 2! 1!
Delivery!method! 3! 2!
Timeliness!/!Response! 3! 1!
Change!Management! 2! 1!
Graphical!information! 7! 4!
Spatial!capability! 3! 1!
Information!accuracy! 3! 2!
Interoperability!/!IFC!support! 2! 1!
• Formal!and!Informal!Contractual!Organisation:!MCC!is!the!central!hub!for!the!
investigated!development.!Direct!links!
between!the!client!(MCC)!and!the!design!
team,!contractors!and!subcontractors!exist.!
The!links!in!between!the!design!team,!
contractors!and!subcontractors!follows!
traditional!public!contracts!where!indirect!
links!lead!to!gaps!in!data!flow!and!to!the!
establishment!of!roles!and!responsibilities.!
Important!to!emphasise!that!the!
construction!industry!does!not!yet!offer!an!
alternative!solution!for!formal!contracts!
amongst!all!members!of!the!project!team.!
• Expected!and!Achieved!BIM!Deliverables:!According!to!data!gathered,!the!following!
benefits!have!been!explored:!visualisation!
and!decisionOmaking;!4D!construction!
programing;!5D!construction!costing,!
automated!quantity!takeOoff;!clash!
detection;!design!coordination;!Expected!
deliverables!that!were!not!achieved!during!
the!period!that!the!research!was!carried!out:!
FM!dataOrich!model.!
• Perceived!Barriers!to!BIM!implementation:!BIM!applied!to!FM!constitutes!a!new!area!
where!knowledge!is!still!developing.!In!this!
respect!the!identified!barriers!to!its!fully!
implementation!were!related!to!the!lack!of!
awareness!and!direction!to!its!
implementation.!For!example,!the!lack!of!a!
formal!BIM!setOup!process!and!
organisational!implementation!plan;!Unclear!
roles!and!responsibilities!regarding!the!BIM!
coordinator;!and!the!lack!of!FM!baseline!for!
which!improvements!could!be!measured!in!a!
comparative!basis;!!
• Scope!of!works:!The!scope!of!work!was!not!considerably!increased!with!the!utilisation!of!
BIM,!with!the!exception!of!the!modelling!
work.!No!benefits!have!been!
incorporated/requested!from!the!design!
team!in!relation!to!the!original!contract.!
However,!some!additional!work!is!being!
done!in!terms!of!incorporating!FM!intelligent!
data!on!the!model.!
• Modelling!level:!Modelling!has!been!done!at!
building!site!level.!Urban!scale!intelligent!
data!is!not!incorporated!in!the!model.!
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• Training:!Members!of!the!project!team!have!
participated!in!BIMOrelated!workshops.!
However,!the!need!for!further!training!is!
perceived!amongst!project!members.!No!
internal!training!or!training!programme!has!
been!elaborated!or!delivered.!Training!
related!to!process!mapping!is!identified!as!
key!in!terms!of!supporting!the!identification!
and!measurement!of!organisational!
problems!that!can!be!reduced!by!using!BIM.!
• Perceived!inefficiencies:!some!perceived!
inefficiencies!include!modelling!rework!due!
to!target!costing!approach.!In!this!respect,!
the!model!was!developed!to!an!advanced!
stage!before!it!was!costed.!The!focus!on!cost!
reduction!led!to!rework!on!modelling.!In!this!
respect,!a!setObased!approach!(i.e.!working!
options!from!low!level!of!detail!with!cost!
considered!to!a!detailed!version!where!cost!
is!known!in!advance)!could!have!reduced!
work!and!time!for!modelling!(note:!time!
spent!for!modelling!was!not!measured!in!this!
research,!but!rework!on!the!model!was!
observed).!DecisionOmaking!in!design!did!not!
use!BIM!to!support!decision!at!earlier!stages.!
The!development!of!a!“as!is”!model!of!the!
library!could!have!led!to!different!design!
solutions.!The!accuracy!between!existing!
building!and!model!is!disputed.!In!this!
respect,!the!model!for!the!parts!affected!by!
the!development!are!accurate,!whereas!the!
parts!where!work!will!not!be!carried!out!are!
not!covered!in!detail!by!the!building!survey!
carried!out.!There!is!no!programme!for!
wider!(organisational!level)!BIM!
implementation.!In!this!regards,!the!BIM!
implementation!for!the!THCP!may!not!be!
ideal!for!the!way!the!organisation!operates!
FM!in!a!integrated!fashion.!
Final!Remarks!
Similarly!to!the!construction!industry!in!general,!
the! initial! findings! indicate! that! MCC! is! at! the!
early! stages! of! implementation! but! progressing!
rapidly.! The! willingness! of! MCC! to! implement!
BIM! and! their! vision! in! using! BIM! to! improve!
facilities! management! is! paramount! in! this!
process.! Despite! cultural! aspects! were! not! the!
focus!of! this! research,! it!was!perceived!that! the!
implementation! of! BIM! within! the! project!
promoted! a! cultural! shift! in! terms!of! improving!
collaboration,! participation! and! openness! to!
information! exchange.! Another! key! component!
identified! is! a! truly! collaborative! environment.!
The! core! team! (circa! 100!people),! including! the!
client! and! key! suppliers,!works! in! an! open! plan!
project!office.!Crucial!factors!for!success!are!the!
ability! of! participants! to! use! BIM! as! a! standard!
process!and!the!good!team!spirit.!
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! 13!
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!
1 INTRODUCTION
In!the!UK!and!all!over!the!world!the!race!for!
better!results!in!AEC!has!gained!the!support!of!
an!improved!and!instrumental!information!
modelling!system!–!BIM.!In!North!America,!
more!and!more!successful!cases!of!BIM!
implementation!start!being!reported!(McGraw!
Hill!Construction,!2008).!In!Europe,!the!
adoption!of!BIM!has!increased!considerably!in!
the!last!five!years!(McGraw!Hill,!2010)!as!BIM!
implementation!is!seen!as!extremely!beneficial!
to!AEC!clients.!
It!is!still!difficult!to!define!what!BIM!is!and!
involves.!As!discussed!by!Succar!(2005)!“The$boundaries$of$Building$Information$Modelling$as$a$term6definition,$set$of$technologies$and$group$of$processes$is$fast$changing$even$before$being$widely$adopted$by$the$industry.$As$a$term,$BIM$seems$to$have$somehow$stabilised$now,$but$as$a$set$of$technologies/processes,$its$boundaries$are$rapidly$expanding”.$
In!this!report,!BIM!is!a!technology!that!enables!
better!integration!of!information!and!
processes!across!and!within!disciplines!and!
functions!of!a!project,!organisation!and/or!
industry.!
The!implementation!of!BIM!within!and!beyond!
AEC!demands!a!series!of!actions!from!all!
members!of!a!project!team!pre!and!post!
construction.!It!is!not!just!the!disciplines!of!
design!that!benefit!from!BIM.!Other!
stakeholders!and!functions!such!as!
construction,!health!and!safety,!procurement!
are!affected!by!BIM.!Consequently,!there!is!a!
series!of!issues!that!emerges!from!the!
adoption!of!this!new!IT!support.!
Many!BIM!related!issues!are!discussed!within!
text!books!in!the!field!such!as!its!“BIM$implementation$at$strategic$levels”!(Smith!and!
Tardif,!2009),!“BIM$supporting$production$management”!(Hardin,!2009).!A!myriad!
subjects!related!to!BIM!adoption!and!general!
guidance!to!use!BIM!are!compiled!by!
Underwood!and!Isikdag!(2010)!and!Eastman!et!
al.,!(2011).!Also,!Kocaturk!and!Medjdoub!
(2011)!discuss!design!related!aspects!of!using!
BIM.!
In!respect!to!building!owners,!research!on!the!
use!of!BIM!has!emphasized!the!support!it!
provides!to!operations!and!facilities!
management.!These!topics!are!addressed!from!
a!project!point!of!view,!as!well!as!from!an!
organisational!perspective!(e.g.!CRC,!2007;!
Sabol,!2008;!Smith!and!Tardif.,!2009;!Onyenobi!
et!al.,!2010;!Rebolj!et!al.,!2010;!Autodesk,!
2011;!FornsOSamso!et!al.,!2011).!
Many!issues!are!discussed!within!the!young!
literature!on!BIM.!Some!examples!include!
interoperability!between!design,!construction!
and!OM!and!FM!models!(Eastman!et!al.,!2011),!
the!benefits!of!adoptiong!BIM!for!Design!
(Zhang!Ma!et!al.,!2005;!Treeck!and!Rank,!2006;!
Brandon!and!Kocaturk,!2008;!Sacks!and!Barak,!
2008;!Barack!et!al.,!2009;!Cetiner,!2010),!
Construction!(Koo!and!Fisher,!2000;!Dawood!et!
al.,!2003;!Jongeling!and!Olofsson,!2007;!Russell!
et!al.,!2009),!Sustainability!(Azhar!et!al.,!2011)!
and!FM!(Lertlakkhanakul!et!al.,!2006;!Olatunji!
and!Sher,!2010),!BIM!and!ROI!(Autodesk,!
2007).!
In!this!report,!some!of!these!issues!are!
addressed!from!the!owners’!perspective.!Thus,!
this!report!is!addressed!to!OM!and!FM!
directors!and!managers,!company!owners!
willing!to!use!BIM!to!support!OM!and!FM.!In!
the!first!sections!of!this!report,!an!introduction!
to!BIM!and!BIM!implementation!is!presented.!
Following,!the!results!of!a!case!study!about!the!
MCC!THCP!are!presented.!Finally,!some!
conclusion!and!guidelines!for!the!
implementation!of!BIM!for!Owners!is!provided.!
!
! 14!
!
!
!
2 BIM!IMPLEMENTATION
The!implementation!of!BIM!can!be!a!complex!
process!if!not!managed!properly.!The!change!
from!traditional!nonOintelligent!data!to!BIMO
based!intelligent!information!system!impacts!in!
many!areas!within!an!organisation.!Jung!and!
Gibson!(1999)!and!Jung!and!Joo!(2011)!discuss!
key!areas!impacted!by!this!change.!For!these!
authors,!there!are!3!main!areas!of!concern:!BIM!
technology!(Property,!relation,!standards!and!
utilisation),!BIM!perspective!(Project,!
organisation!and!industry)!and!Construction!
Business!Function!(e.g.!Planning,!design,!
estimating,!scheduling,!etc).!
Here,!a!different!framework!is!proposed!with!a!
basis!on!the!framework!developed!by!Jung!and!
Gibson!(1999)!and!Jung!and!Joo!(2011).!For!here,!
the!implementation!is!organised!according!to!
the!different!processes!used!to!realise!a!project.!
Thus,!the!content!of!the!Construction!Business!
Function!is!interpreted!as!belonging!to!the!
project!level!of!implementation!whereas!the!
BIM!technology!is!a!crosscutting!area!that!is!
independent!of!the!level!of!implementation!
adopted.!
Within!the!existing!literature,!the!levels!of!
implementation!can!refer!to!many!things.!In!
general!it!refers!to!the!level!of!integration!of!
information.!For!instance,!the!level!of!BIM!
implementation!within!an!organisation,!may!be!
related!to!whether!common!information!
belonging!to!different!disciplines!(e.g.!
geometrical!information!of!the!structure!within!
the!architectural!and!structural!disciplines)!in!a!
project!are!linked.!In!other!words,!if!changes!
within!columns’!sections!are!made!in!the!model,!
the!calculations!are!also!updated.!In!case,!the!
implementation!occurred!at!project!level!
because!the!information!is!used!at!project!level!
and!it!is!specific!to!a!project.!Another!example!
can!be!related!to!design!(disciplines)!costs!
(function).!If!the!implementation!was!done!at!
project!level!every!time!the!model!is!updated,!so!
is!the!composition!for!costs!and!the!overall!costs!
of!production.!In!this!case!the!production!
manager!negotiates!prices!for!the!specific!
project.!However,!if!the!implementation!occurs!
at!organisational!level,!prices!will!be!dealt!with!
between!the!supplier!and!the!purchase!
department!that!holds!information!from!the!
portfolio!of!projects!that!the!organisation!is!
responsible!for.!In!this!respect,!the!purchase!
department!can!negotiate!bulk!buys!of!building!
components!at!lower!prices!or!better!delivery!
times.!
Other!examples!of!level!of!implementation!
include!the!level!of!information!integration!and!
the!dependency!of!work!in!relation!to!the!BIM!
model.!In!relation!to!the!former,!all!information!
from!the!model!(in!graphical!or!spreadsheet!
format)!are!linked!and!all!outputs!(e.g.!schedule!
of!accommodation,!brief,!cost)!updates!as!any!
part!of!the!model!(i.e.!the!geometry!or!the!
spreadsheet!and!forms)!are!updated.!!Regarding!
the!later,!the!implementation!level!refers!to!how!
much!a!job!is!dependent!and!designed!to!rely!on!
the!model.!For!instance,!the!model!can!be!the!
control!panel!for!planning!and!executing!hard!
FM!(e.g.!preventive!maintenance).!The!model!
can!benefit!from!an!early!warning!system!that!
generates!lists!of!materials!and!services!to!be!
purchased/hired!in!line!with!their!lead!times!(i.e.!
time!between!order!and!delivery).!!
In!any!case,!the!highest!is!the!level!of!
implementation!the!more!integrated!and!
!
! 15!
streamlined!the!processes!are.!!In!this!respect,!
taking!into!account!that!more!information!is!
generated!as!the!level!of!detail!can!increase!
considerably.!
Figure!1!presents!an!owners’!perspective!BIM!
implementation!framework!for!different!levels!
of!implementation!from!project!level!to!industry!
level.!Within!this!framework,!BIM!at!project!level!
refers!to!managing!disciplines!and!functions!at!
the!level!of!a!project.!At!the!organisation!level,!
BIM!adoption!refers!to!integrating!the!
management!of!existing!projects!and!their!
functions.!Finally,!the!industry!level!refers!to!
how!industry!(suppliers)!and!organisations!
(clients)!interact!efficiently.!The!technical!
aspects!of!BIM!relates!to!information!modelling!
and!exchange!standards!within!and!across!all!
levels!of!implementation.!The!figure!shows!
examples!of!disciplines!and!functions!that!can!
benefit!from!the!BIM!implementation.!
!
Figure!1.!BIM!Implementation!Framework!(Based!on!Jung!and!Joo,!2011)!
As!argued!by!Jung!and!Moo!(2011)!the!
implementation!process!has!many!aspects!that!
must!be!considered.!These!aspects!involve!
making!decisions!about!the!desired!level!of!
implementation!from!project!to!organisational!
and!industry!implementation;!also!about!the!
technology!to!be!used.!Not!only!in!terms!of!
software!packages!but!also!in!terms!of!standards!
and!means!for!information!exchange.!From!an!
owners’!perspective,!the!benefits!that!will!be!
explored!must!also!be!defined!upOfront.!
2.1 Baseline!for!BIM!Implementation!
As!in!any!business!organisation,!the!clear!
identification!of!the!need!and!the!resulting!
impact!of!every!implementation!process!should!
be!measured!to!promote!learning.!Thus,!the!first!
step!in!the!implementation!of!BIM!is!the!
identification!of!the!current!problems!that!the!
organisation!have!that!will!be!improved!with!the!
use!of!BIM!and!how!much!improvement!can!be!
achieved!(e.g.!reduction!of!maintenance!delays,!
reduced!time!to!assess!information,!etc).!
!
! 16!
As!from!a!business!perspective,!all!investments!
made!by!a!company!should!result!in!improved!
quality!of!products,!processes!and!services.!In!
this!respect,!as!argued!by!Kimmell!(2008),!
Return!on!Investment!(ROI)!related!to!IT!
investments!is!not!properly!dealt!with!when!it!
refers!to!understanding!internal!processes!
performance.!
Thus,!for!an!organisation!to!implement!BIM!the!
key!is!to!understand!what!are!the!internal!
problems!that!the!company!have!and!how!much!
they!cost!in!terms!of!time,!personnel,!resources!
and!money,!how!these!problems!could!be!
minimized!with!and!without!BIM,!how!much!it!
would!cost!to!implement!BIM!(in!regards!to!
software!licenses,!trainings!for!staff!and!most!
importantly!in!terms!of!necessary!process!
changes).!For!instance,!at!project!level,!the!
design!team!may!come!to!the!conclusion!that!
too!much!time!(man!hours!per!project)!is!spent!
on!dealing!with!requests!for!information!(RFIs),!
corrections!and!amendments!on!drawings,!
inconsistencies!between!schedule!of!
accommodation!spreadsheet!and!drawings!and!
so!on.!!These!factors!impact!on!the!amount!of!
hours!paid!to!staff!and!may!cause!project!delays.!
Thus,!by!solving!this!problem!through!BIM!may!
result!in!an!overall!high!cost!of!implementation.!
However,!the!cost!can!be!absorbed!throughout!
the!life!cycle!of!the!design!firm!with!the!
advantage,!from!a!competitive!point!of!view,!
that!the!design!firm!will!offer!a!better!service!to!
their!clients.!
From!an!owners’!perspective,!for!instance,!it!is!
fundamental!that!the!organisation!perceives!the!
key!indicators!of!organisational!problems.!These!
indicators!constitute!a!baseline!for!promoting!
and!measuring!improvement.!For!example,!
problems!with!facilities!management!such!as,!
long!lead!times!for!acquiring/hire!a!maintenance!
service,!time!spent!trying!to!understand!outOofO
date!asObuilt!drawings!or!identifying!the!right!
specification!of!a!building!component!to!be!
replaced.!Lennerts!et!al.!(2005)!lists!other!FM!
related!problems!including!number!of!work!
orders!repair;!labour!time!for!repair;!number!of!
work!orders!planned!maintenance;!labour!time!
for!planned!maintenance.!These!also!can!be!
used!as!a!baseline!for!promoting!and!measure!
FM!improvement.!
Many!of!the!FM!related!problems!emerge!from!
information!fragmentation.!As!described!by!
Sabol!(2008),!“Asset$and$facilities$management$
have$primarily$relied$on$data6centric$applications$
for$their$information$support$tasks.$Graphic$
capabilities$in$CAFM$(Computer$Aided$Facilities$
Management)$and$IWMS$(Integrated$Workplace$
Management$System)$applications$have$
primarily$focused$on$space$management.$
Rework$is$often$required$to$make$CAD$files$
delivered$from$project$construction$documents$
useful$for$facilities$management.$Not$being$
inherently$graphic,$FM$applications$are$often$not$
seamless$in$managing$changes,$requiring$tedious$
synchronization$when$building$configurations$
and$affiliated$data$attributes$change”.!
Depending!on!the!size!of!the!organisation!
(whether!they!manage!one!or!many!facilities)!
the!implementation!of!BIM!can!be!beneficial!in!
the!long!run!and!the!investment!can!be!
absorbed!through!time.!!However,!as!discussed!
by!Kymmell!(2008),!the!problem!is!that!
companies!(within!AEC)!and!organisations!
(owners)!fail!to!systematically!investigate!the!
problems!of!the!managerial!system!they!have!in!
place.!Therefore,!the!a!priori!knowledge!base!
(baseline)!used!to!comparatively!measure!ROI!is!
usually!small!or!nonOexisting.!
2.2 Streamlining!Processes!
The!identification!of!problems!implies!that!an!
intervention!must!be!made!to!minimize!the!
impact!of!the!identified!problems.!In!this!
respect,!the!streamlining!of!the!processes!in!
place!within!and!beyond!a!project!and!or!
organisation!must!be!addressed!prior!to!any!
investment!been!made!in!terms!of!acquiring!
!
! 17!
new!IT!systems!or!increasing!personnel.!
Understanding!in!detail!the!organisational!
processes!can!(and!usually!does)!enable!the!
identification!and!removal!of!process!waste!
increasing!efficiency!and!value!added!by!
processes.!
In!this!respect,!a!process!consist!of!a!series!of!
actions!which,!when!carried!out,!produce!either!
a!product!or!service.!Very!often!organisations,!
especially!managers,!believe!they!know!and!
understand!their!business!processes,!but!the!
reality!is!that!many!do!not!really!understand!
them!well!enough!to!judge!whether!they!can!be!
improved,!simplified!or!eliminated!completely.!
A!process!can!be!seen!as!a!value!chain!where!
each!step!in!the!process!should!be!adding!value!
to!the!preceding!step.!The!processOmapping!
concept!enables!each!step!in!a!business!or!
project!process!to!be!described!in!workflow!
diagrams.!By!mapping!the!process!a!business!
may!highlight!many!possibilities!for!
improvement.!Some!of!these!are!listed!as!
follows:!
• Simplification!of!processes!
• Elimination!of!duplicate!activities!
• Combination!of!related!activities!
• Elimination!of!multiple!reviews,!approvals!
and!other!double!handling!
• Elimination!of!inspections!
• Reduction!of!batch!sizes!for!flow!
optimisation!!
• Implementation!of!demand!pull!
• Outsourcing!inefficient!activities!
• Elimination!of!movement!of!work!
• Organisation!of!multifunctional!teams!
• Design/!layout!optimisation!of!workplaces!
The!elaboration!of!a!process!map!does!not!need!
to!be!a!complex!activity.!Many!standards!for!
process!mapping!symbols!exist!and!the!key!for!
the!author!of!a!process!map!is!to!use!those!
symbols!that!all!users!of!the!map!will!
understand.!Some!standard!symbols!that!are!
universally!accepted!are!detailed!in!Table!1.!
Table!1.!Basic!process!symbols!(adapted!from!Ishiwata,!1984)!
!
Process!mapping!can!be!used!for!many!
purposes.!The!key!to!mapping!a!process!is!to!
understand!what!you!aiming!to!achieve,!
whether!it!is!just!to!gain!a!full!understanding!of!
the!process!in!place!that!can!be!easily!
communicated!to!everyone!involved!or!to!
reengineer!the!process!to!remove!process!
waste.!Mapping!the!process!will!clarify!
understanding!and!enable!continuous!
improvement.!The!following!highlights!some!of!
the!more!commonly!used!process!mapping!
techniques.!
• Activity!Process!Mapping:!is!used!to!map!a!
process!as!it!operates!in!its!current!state!
(process!“as$is”)!and!thereby!enabling!
rationalisation!or!reconfiguration!of!a!future!
state!process!map!(process!“as$it$ought$to$
be”).!This!will!enable!full!understanding!of!
the!change!and!facilitate!the!smooth!
transition!from!current!to!future!state!
processes!(Ishiwata,!1984).!Figure!2!shows!a!
generic!example!of!an!activity!process!map.!
• IDEF!Modelling:!Integrated!DEFinition!language!is!a!processing!mapping!technique!
that!incorporates!a!combination!of!graphics,!
narrative!symbols!and!rules!designed!to!
capture!the!processes!and!structures!of!an!
organisation.!An!IDEF!process!map!is!
composed!of!a!hierarchical!series!of!
diagrams!that!gradually!display!increasing!
levels!of!detail.!The!maps!reflect!how!
process!functions!interrelate!and!operate!
with!each!other!(IDEF,!1993).!Figure!3!shows!
Symbol Name Description
Operation Rectangular boxes can be used to represent these too and the description included ascertains the operation type
Move
Delay
Used to represent the transposition or movement of resources, materials or plant for example.
Represents a delay in the process, for example, waiting for materials, drawings etc.
Store Shows the storage of materials and is usually preceded by an operation, inspection or movement.
Inspect Can be used to represent an inspection of either materials, work completed or in progress, plant, drawings, etc.
Decision Shows a decision point in a managerial process, this could be for example an accept/reject decision
Issue The cloud symbol highlights the fact that there is an issue or query with the process for clarification
These usually represent non-value adding activities
!
! 18!
the!meanings!of!the!arrows!within!and!IDEF!
process!map!and!Figure!4!shows!how!subO
processes!(child)!are!derived!from!main!
process!(mother)!
!
Figure!2.!Activity!process!map:!generic!example!
!
!
Figure!3.!Activity!Box!and!ICOMs!(adapted!from!IDEF,!1993)!
• Value!Stream!Mapping:!this!is!a!compilation!
of!all!the!activities!and!the!control!required!
to!bring!a!product!through!the!main!flow!
essential!to!every!product!or!service,!from!
raw!material!to!delivery!to!the!customer.!
The!goal!is!to!identify!and!eliminate!the!
waste!in!the!process!O!waste!being!any!
activity!that!does!not!add!value!to!the!final!
product.!Mapping!out!the!activities!in!your!
production!process!with!cycle!times,!down!
times,!inOprocess!inventory,!material!moves,!
information!flow!paths,!will!help!you!
visualize!the!current!state!of!the!process!
activities!and!guide!you!towards!the!future!
desired!state!(Rother!and!Shook,!1999).!
!
!
Figure!4.!Detailing!an!Activity!in!a!Child!Diagram!(adapted!from!IDEF,!1993)!
• Information!or!Material!Flow:!maps!the!
flow!of!information!or!materials.!This!type!of!
mapping!is!useful!in!highlighting!
communication!and!transportation!routes!
and!the!waste!inherent!in!these!processes.!It!
enables!the!reOstructuring!of!processes!to!
remove!bottlenecks!and!barriers!to!the!
efficient!flow!of!the!information!or!materials!
(Alves!and!Formoso,!2000).!
In!regards!to!process!improvement,!the!Deming!
cycle!or!PDCA!cycle!is!a!universal!model!for!
continuous!improvement.!The!model!highlights!a!
cycle!for!continuous!improvement!to!reduce!the!
difference!in!the!requirements!of!customers!and!
the!performance!of!the!process,!thereby!
meeting!customer!expectations!and!delivering!
customer!value!(Deming,!1982).!
This!cycle!of!continuous!improvement!can!be!
further!broken!down!when!looking!at!process!
improvement!through!process!mapping.!The!
FUNCTION(ACTIVITY)
CONTROL Arrow Controls define the conditions required to produce the correct output
OUTPUT Arrow Outputs are the data or objects produced by a function
CALL Arrow Calls enable the sharing of details between models or within a model
MECHANISM Arrow Mechanisms ate the means used
to perform a function
INPUT Arrow Inputs are the data or objects
that are transformed by the function into an output
A0
FUNCTION(ACTIVITY)
CONTROL Arrow Controls define the conditions required to produce the correct output
OUTPUT Arrow Outputs are the data or objects produced by a function
CALL Arrow Calls enable the sharing of details between models or within a model
MECHANISM Arrow Mechanisms ate the means used
to perform a function
INPUT Arrow Inputs are the data or objects
that are transformed by the function into an output
A0
!
! 19!
planning,!doing,!acting,!checking!and!acting!
stages!are!all!maintained!but!specifically!set!out!
the!seven!process!improvement!steps!as!follows!
(Hines!and!Rich,!1997):!
• Step!1:!Set!the!stage!for!process!change!–!
create!an!environment!in!which!business!
process!improvement!is!encouraged.!
• Step!2:!Select!the!product!or!process!for!
improvement!–!the!team!selects!the!process!
on!which!they!will!focus!their!reengineering!
efforts.!
• Step!3:!Understand!and!map!the!process!–!
define!and!plan!your!targeted!areas!of!effort!
as!completely!as!possible.!
• Step!4:!Standardise!the!process!–!
standardise!the!new!improvement!process!
and!formalise!this!throughout!the!
organisation.!
• Step!5:!Change!the!process!–!evaluate!and!
optimise!the!process!to!meet!its!stated!and!
perceived!requirements.!
• Step!6:!Continue!to!improve!the!process!–!
employ!continuous!improvement!techniques!
(such!as!PDCA!cycle)!and!check!for!
improvement.!
• Step!7:!Assess!process!improvement!
performance!–!compare!actual!improvement!
against!the!targets!or!improvement!goals!
that!were!established!
Once!organisational!processes!were!mapped!
enabling!a!clear!understanding!of!an!
organisation’s!business!processes!and!waste!is!
identified!and!engineered!out!of!the!process!
initiatives,!such!as!BIM!implementation,!can!be!
considered!as!a!additional!resource!to!promote!
improvement.!
In!this!respect,!the!use!of!digital!information!
within!a!project,!organisation!or!industry!will!
vary!considerably!from!stakeholder!to!
stakeholder.!Thus,!an!assessment!of!the!level!of!
BIM!capability!and!maturity!within!the!project!or!
organisation!is!essential!in!the!development!of!a!
BIM!implementation!plan,!as!discussed!in!the!
following!section.!
2.3 BIM!Capability!and!Maturity!
In!the!literature!about!BIM!there!are!several!
recommended!“steps”!and!“actions”!that!should!
be!followed!for!successful!implementation.!In!
general,!these!steps!are!related!to!developing!an!
understanding!of!the!level!of!capability!and!
maturity!in!place,!the!identification!of!target!
level!of!BIM!implementation!including!the!
necessary!resources!and!the!promotion!of!
changes!for!achieving!the!desired!level!of!
implementation!that!will!positively!impact!on!
the!perceived!problems!(as!measured!in!the!
baseline).!
As!discussed!by!Succar!(2009a;!2009b)!there!is!
some!confusion!with!the!terms!capability!and!
maturity!within!the!BIM!literature.!According!to!
Succar!(2009b)!BIM!Capability!refers!to!“the$
ability$to$generate$BIM$deliverables$and$
services”!whereas!BIM!Maturity!refers!to$“the$
extent,$depth,$quality,$predictability$and$
repeatability$of$these$BIM$deliverables$and$
services.”!
In!this!respect,!a!“‘maturity$model’$is$simply$a$set$
of$performance$improvement$levels$that$can$be$
achieved$by$an$organisation$or$a$project$team$
(Succar,!2009a)”$and!“Capability$Maturity$
Models$identify$a$set$of$standardised$process$
improvement$levels$(or$maturity$levels)$which$
allow$implementers$to$achieve$significant$
business$benefits”!(Succar,!2009b).!Succar!
(2009a)!additionally!describes!relevant!maturity!
models!as!presented!in!Table!2.!
“The$use$of$maturity$models$is$thought$to$lead$to$
increased$productivity$and$Return$On$Investment$
(ROI)$as$well$as$reduced$costs$and$post6delivery$
defects”$(Lockamy!III!and!McCormack,!2004;!
Jaco,!2004!as!cited!in!Succar,!2009b).!
!
!
!
! 20!
Table!2.!Sample!Maturity!Models!of!relevance!to!BIM!(Source:!Succar,!2009a)!
COBIT®,!Control!Objects!for!Information!and!
related!Technology!–!Information!Systems!
Audit!and!Control!Association!(ISACA)!and!the!
IT!Governance!Institute!(ITGI)!(ISACA,!2011).!
CMMI,!Capability!Maturity!Model!Integration!O!
Software!Engineering!Institute/!Carnegie!
Melon!(SEIa,!2011)!
CSCMM,!Construction!Supply!Chain!Maturity!
Model!(Vaidyanathan!and!Howell,!2007)!
I\CMM,!Interactive!Capability!Maturity!Model!!
developed!as!part!of!the!National!BIM!
Standard!(NBIMS)!Version!1!Part!1!O!a!project!
of!the!National!Institute!for!Building!Sciences!
(NIBS,!2007).!
Indiana!University!BIM!Proficiency!Matrix!!
(IUBIMS,!2011)!
Knowledge!Retention!Maturity!Levels!(Arif!et!
al.,!2009)!
LESAT,!Lean!Enterprise!SelfOAssessment!Tool!O!
Lean!Aerospace!Initiative!at!the!
Massachusetts!Institute!of!Technology!(LAI!!
MIT,!2011).!
P3M3,!Portfolio,!Programme!and!Project!
Management!Maturity!Model!(Office!of!
Government!Commerce,!2011).!!
P\CMM®,!People!Capability!Maturity!Model!v2!
O!Software!Engineering!Institute!/!Carnegie!
Melon!(SEIb,!2011).!
(PM)²,!Project!Management!Process!Maturity!
Model!(Kwak!and!Ibbs,!2002)!
SPICE,!Standardised!Process!Improvement!for!
Construction!Enterprises!O!Research!Centre!for!
the!Built!and!Human!Environment,!University!
of!Salford!(Hutchinson!and!Finnemore,!1999).!
Supply!Chain!Management!Process!Maturity!
Model!and!Business!Process!Orientation!(BPO)!
maturity!model!(Lockamy!III!and!McCormack,!
2004).!
The!usefulness!of!such!models!is!mostly!related!
to!providing!a!vision!for!those!willing!to!
implement!BIM!as!well!as!to!provide!means!for!
situation!(i.e.!for!users!to!identify!where!they!are!
in!relation!to!the!state!of!art).!To!further!explain!
the!difference!between!capability!and!maturity,!
Succar!(2009b)!presents!a!scenario!where!two!
companies!have!similar!capabilities,!but!
considerable!differences!in!terms!maturity.!This!
example!is!presented!below!(literally!extracted!
from!Succar,!2009b!O!some!parts!were!adapted!
to!suit!the!format!of!this!report).!
2.3.1 Succar!(2009b)!Scenario!for!differentiating!Capability!and!Maturity!
Two$AEC$organisations$(Yellow$and$Blue$
Organisations)$that$decided$to$adopt$Building$
Information$Modelling.$Both$organisations$were$
mid6sized$firms,$operated$within$the$same$
market$and$had$the$same$mix$of$disciplines.$Both$
were$able$to$undertake$large$Design$and$Build$
projects$of$value$exceeding$$200m$within$the$
Health$Sector.$$
The$Yellow$Organisation$decided$to$invest$substantial$energy$and$money$to$acquire$object6
based$software$(e.g.$Revit®,$Tekla®$or$Vico®).$
This$decision$came$after$a$group$of$enthusiastic$
and$technology6savvy$staff$succeeded$in$
convincing$management$to$trial$BIM.$$These$
‘champions’$then$organised$and$undertook$the$
necessary$training$as$recommended$by$their$BIM$
software$retailer$and$supplemented$their$
learning$by$sieving$through$countless$online$
forums.$After$a$handful$of$months,$a$few$
setbacks$and$a$couple$of$successful$pilot$projects,$
this$group$of$individuals$–$now$considered$
superheroes$by$some$of$their$peers$and$
computer6hugging$fools$by$others$–$stood$ready$
to$implement$what$they’ve$learned$across$the$
organisation.$New$BIM$components$where$
generated$on6the6job$and$novel$
standards/processes$started$to$slowly$push$out$
existing$CAD$practices.$The$management,$now$
excited$about$the$commercial$possibilities$of$the$
new$deliverables,$instructed$its$marketing$people$
!
! 21!
to$inject$BIM$images$and$labels$into$Yellow’s$
corporate$website$and$to$start$informing$
potential$clients$about$their$new$abilities.$
The$Blue$Organisation$invested$substantial$time$
and$energy$in$investigating,$developing$and$then$
gradually$implementing$an$overall$BIM$strategy,$
tailored$training$plans,$modelling$standards$and$
workflow$protocols.$Internal$and$external$help$
were$sought$to$communicate,$train$as$well$as$
educate$staff$about$BIM$technologies$and$
processes.$The$management$team,$after$leading$
this$implementation$effort$from$day$zero,$
succeeded$in$getting$all$staff$enthusiastic$and$
engaged$in$developing$BIM$products$and$
processes.$They$continuously$conducted$internal$
assessments$to$ensure$that$their$BIM$
productivity$is$sufficiently$stable$and$that$they$
can$predictably$and$uniformly$deliver$high6
quality$models$and$drawings.$Convinced$that$
BIM$is$the$only$efficient$way$to$deliver$services,$
they$allowed$their$marketing$people$to$inject$
BIM$images$and$labels$into$Blue’s$corporate$
website$and$to$start$informing$potential$clients$
about$their$new$abilities.$$
Table!3.!Comparing!the!two!organisations!using!a!BIM!Capability!lens!
Yellow!Organisation Blue!Organisation
Uses!ObjectObased!software!tools Also!uses!ObjectObased!software!tools
Can!collaborate!internally!using!multiO
disciplinary!objectObased!models Same!as!left...
Can!deliver!at!least!one!large!BIM!project!of!
construction!value!exceeding!$200m Same!as!left...
Has!experience!in!the!Health!Sector Same!as!left... $
Table!4.!Comparing!the!two!organisations!using!a!BIM!Maturity!lens!
Yellow!Organisation! Blue!Organisation!
BottomOUp!initial!BIM!approach! TopODown!initial!BIM!approach!
ChampionOlead!implementation! ManagementOlead!implementation!
No!evidence!of!overall!BIM!strategy! Overall!Strategy!preceded!implementation!
No!evidence!of!internal!communication!about!
BIM!implementation!efforts!
There!is!evidence!of!internal!communication!as!
part!of!the!BIM!implementation!effort!
Standards!were!learned,!developed!and!
extended!on!the!go!
Standards!and!workflows!where!readied!prior!
to!wide!implementation!
Evidence!of!changeOresistance!(cynicism)! Evidence!of!wideOspread!enthusiasm!
No!evidence!of!skill/knowledge!assessment! Evidence!of!skill/knowledge!assessment!
!
!
! 22!
2.3.2 Succar!(2009b)!Scenario!Analysis2!
From$an$onlooker’s$point$of$view$(e.g.$a$client)$
both$organisations$appear$equally$qualified,$just$
as$able$to$deliver$the$promise$of$BIM.$However,$
they’re$not$equally$qualified$as$these$two$
organisations$demonstrate$a$significant$problem$
in$identifying$the$difference$between$BIM$
Capability$and$BIM$Maturity.$Table!3$and$Table!4$
highlights$the$similarities$and$differences$
between$capability$and$maturity$of$companies$
yellow$and$blue.$In$Table!3$shows$that$the$Yellow$
and$Blue$organisation$have$very$similar$BIM$
Capability$whereas$Table!4$shows$that$the$Blue$
organisation$has$higher$BIM$Maturity$than$the$
Yellow$one.!
2.3.3 BIM!Capability!Levels!
Succar!(2009b)!suggests!that!there!are!three!
capability!stages!between!a!preOBIM!status!and!
IPD!(Integrated!Product!Development).!BIM!Capability!Stage!1!refers!to!the$relative$easiness$of$deploying$an$object6based$software;$BIM!Capability!Stage!2!is$reached$when$an$organisation$undertakes$model6based$multi6
disciplinary$collaboration.$BIM!Capability!Stage!3!is$reached$when$an$organisation$undertakes$network6based,$interdisciplinary$model$
integration.!
Another!model!of!capability!is!the!NBIMs!
Exchange!Tier!Architecture!(NBIMS,!2007).!This!
model!is!composed!of!4!levels!(tiers)!as!
described!below.!Figure!5!represents!graphically!
the!NBIMS!Exchange!Tier!Architecture!model.!
Tier!1:!Information!Delivery!Manual!Activity!
(IDM)!–!‘it!contains!the!most!basic!information!
building!blocks,!definitions!for!individual!
information!exchanges!between!two!parties,!and!
the!reference!standards!that!control!how!
information!will!be!organised!and!described.!To!
be!useful,!the!exchange!definitions!should!be!
readable!by!people!and!suitable!for!
!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!2!This!section!was!literally!extracted!from!Succar!
(2009b)!
incorporation!in!specifications!to!be!
implemented!in!software!(NBIMS,!2007);’!
Tier!2:!Model!view!–!‘Information!is!aggregated!
to!support!a!specific!task!or!requirement!such!as!
energy!analysis,!cost!estimating,!or!structural!
analysis.!In!the!Model!View!Definition!(MDV),!
model!exchange!specifications!based!on!
exchange!requirements!are!constructed!to!
support!the!view!requirement!and!typically!do!
not!need!to!represent!an!entire!facility!(NBIMS,!
2007);’!
Tier!3:!Derived!view!–!‘considers!the!aggregation!of!information!for!a!particular!legal!or!
operational!purpose,!such!as!for!individual!
facilities!or!a!group!of!facilities!on!a!campus.!
Because!this!is!the!predominant!focus!for!
owners!or!buildingOspecific!management,!it!is!
likely!to!be!the!focus!for!project!BIM!
development!and!BIM!systems!for!operations!
(NBIMS,!2007);’!!
Tier!4:!Aggregated!view!–!‘considers!the!strategic!goal!for!an!entire!organisation!in!that!it!
represents!a!common,!overall!picture!of!all!
facilities!and!onOgoing!operations!as!well!as!
providing!a!basis!for!analysis!and!planning!
activities.!At!its!most!mature!level,!information!
should!be!derived!from!realOtime!access!to!live!
facilities!models,!project!models!(planned!and!in!
construction!phases),!and!operations!
applications.!On!a!less!mature!level,!capabilities!
will!likely!rely!on!stored!or!standardised!linked!
data!that!is!supplied!from!project!BIMs!and!links!
to!compatible!operation!systems!(NBIMS,!
2007);’!
!
! 23!
!
Figure!5.!NBIMS!Exchange!Tier!Architecture!(NBIMS,!2007)!
Finally,!the!BIM!capability!model!of!the!BSI!
(British!Standards!Institute)!(BSI,!2011)!
constitutes!of!another!example!of!a!capability!
model.!!
Level!0:!Unmanaged!CAD!probably!2D,!with!
paper!(or!electronic!paper)!as!the!most!likely!
data!exchange!mechanism!(BSI,!2011).!
Level!1:!Managed!CAD!in!2!or!3D!format!using!BS!
1192:2007!with!a!collaboration!tool!providing!a!
common!data!environment,!possibly!some!
standard!data!structures!and!formats.!
Commercial!data!managed!by!standalone!
finance!and!cost!management!packages!with!no!
integration!(BSI,!2011).!
Level!2:!Managed!3D!environment!held!in!
separate!discipline!“BIM”!tools!with!attached!
data.!Commercial!data!managed!by!an!ERP.!
Integration!on!the!basis!of!proprietary!interfaces!
or!bespoke!middleware!could!be!regarded!as!
“pBIM”!(proprietary).!The!approach!may!utilise!
4D!Programme!data!and!5D!cost!elements!(BSI,!
2011).!
Level!3:!Fully!open!process!and!data!integration!enabled!by!IFC!/!IFD.!Managed!by!a!collaborative!
model!server.!Could!be!regarded!as!iBIM!or!
integrated!BIM!potentially!employing!concurrent!
engineering!processes!(BSI,!2011).!Figure!6!
shows!the!BSI!B/555!BIM!Implementation!
Maturity!Model.
!
Figure!6.!B/555!BIM!Implementation!Maturity!Model!(BSI,!2011)!
In!summary,!the!capability!models!are!
structured!around!having!standards!for!
information!generation!and!handling!across!
disciplines,!the!integration!of!information!across!
the!multiOdisciplinary!team;!the!interOfunctional!
integration!of!information!across!the! 1
B/555 Roadmap
Design, Construction & Operation Data & Process Management Introduction The purpose of this “Roadmap” is to document and describe the activities of the B/555 committee (Design, modelling and data exchange) in the immediate past, current and future in support of delivering clear guidance to the UK industry dedicated to providing and operating built assets. It also supports the vision and mission statement of the committee in the reduction of whole life cost, risk, carbon and the timely delivery of buildings and infrastructure projects. To illustrate the process a maturity model has been devised to ensure clear articulation of the standards and guidance notes, their relationship to each other and how they can be applied to projects and contracts in industry.
!
! 24!
organisation!and!the!maximum!level!of!interO
organisational!(supply!chain)!integration.!!
2.3.4 BIM!Maturity!Levels!
The!understanding!of!the!maturity!level!of!BIM!
implementation!within!a!project,!company!or!
organisation!is!paramount!to!BIM!
implementation.!Maturity!level!refers!to!
positioning!project!or!organisational!practices!in!
relation!to!basic,!medium!or!advanced!use!
integrated!(interconnected)!information.!
The!measurement!of!the!maturity!level!fits!two!
purposes.!First,!it!shows!the!state!of!the!art!of!an!
organisation!in!relation!to!its!use!of!BIMOenabled!
set!of!technologies!and!group!of!processes.!
Secondly,!this!understanding!provides!direction!
for!improvement.!!
The!development!of!an!accurate!score!that!
demonstrate!the!exact!level!of!BIM!
implementation!in!any!company!is!extremely!
challenging.!However,!the!existing!assessment!
tools!promote!transparency!and!work!as!a!
boundary!object!that!supports!discussions.!
In!the!following!the!NBIMS!Capability!Maturity!
Model!(NBIMS,!2007)!is!described.!This!model!
has!11!instances!that!are!used!to!assess!
maturity.!Each!instance!has!10!levels!ranging!
from!basic!to!advanced!maturity.!
• Data!Richness:!Identifies!the!completeness!
of!the!building!Information!Model!from!
initially!very!few!pieces!of!unrelated!data!to!
the!point!of!it!becoming!valuable!
information!and!ultimately!corporate!
knowledge!about!a!facility!(NBIMS,!2007).!
Refers!to!the!degree!to!which!a!building!
information!model!encompasses!the!
available!information!about!a!building.!The!
scale!ranges!from!individual!pieces!of!
unrelated!data!to!information!that!is!
sufficiently!comprehensive!and!authoritative!
to!be!regarded!as!corporate!knowledge!
(Smith!and!Tardif,!2009)!
Table!5.!Detailed!Data!Richness!CMM!(NBIMS,!2007)!
!Data!Richness!
1! Choose!this!selection!when!you!have!
established!a!BIM,!but!have!only!very!basic!
data!to!load!!
2! As!you!become!more!advanced!additional!
data!will!be!available!and!be!entered.!!This!
is!still!early!in!the!maturity!
3! At!this!point!you!are!beginning!to!be!at!a!
point!where!you!come!to!the!model!for!
basic!data!and!there!truly!something!there!
4! This!is!the!first!stage!when!data!is!turned!
into!information!
5! The!data!is!beginning!to!be!accepted!as!
authoritative!and!the!primary!source!
6! Some!metadata!is!stored!and!information!is!
typically!best!available!
7! Most!users!rely!on!information!as!reliable!
and!authoritative,!little!additional!data!
checking!is!required!
8! The!information!has!metadata!and!is!the!
authoritative!source!
9! Limited!Knowledge!Management!implies!
that!KM!strategies!are!in!place!and!
authoritative!information!is!beginning!to!be!
linked!
10! Full!Knowledge!Management!implies!a!
robust!data!rich!environment!with!virtually!
all!authoritative!information!is!loaded!and!
linked!together!
• Life!Cycle!Views:!Views!refer!to!the!phases!of!the!project!and!identifying!how!many!
phases!are!to!be!covered!by!the!BIM.!!One!
would!start!as!individual!stove!pipes!of!
information!and!then!begin!linking!those!
together!and!taking!advantage!of!
information!gathered!by!the!authoritative!
source!of!the!information.!!This!category!has!
high!cost!reduction,!high!value!implications!
based!on!the!elimination!of!duplicative!data!
gathering.!!The!goal!would!be!to!support!
functions!outside!the!traditional!facility!
management!roles,!such!as!first!responders!
(NBIMS,!2007).!Refers!to!the!degree!that!a!
!
! 25!
building!information!model!can!be!viewed!
and!used!appropriately!by!any!players!
throughout!the!building!life!cycle.!This!
category!has!enormous!implications!for!
building!owners,!because!it!measures!the!
degree!to!which!building!information!can!be!
transformed!into!business!information!
(Smith!and!Tardif,!2009).!
Table!6.!Detailed!Life!Cycle!CMM!
!Life\cycle!Views!
1! Data!is!gathered!as!it!is!available!but!no!single!
phase!is!authoritative!nor!complete!
2! Since!basic!initial!data!is!collected!during!
planning!and!design!this!is!typically!the!first!
phase!to!be!made!available,!but!this!can!be!
any!phase!such!as!construction!also!!
3! An!additional!phase!is!available,!typically!
construction,!however!the!two!phases!do!not!
necessarily!need!to!be!linked!
4! A!third!phase!is!added!although!information!
does!not!have!to!be!flowing,!it!is!assumed!
that!some!is!
5! A!forth!phase!of!the!facility!lifecycle!is!added!
and!some!information!is!flowing!
6! An!additional!phase!is!added!and!clearly!
information!is!flowing!to!operations!from!the!
design!and!construction!phases!
7! Information!collected!during!earlier!phases!is!
flowing!to!operations!and!sustainment!
8! A!cost!model!is!supported!and!costs!are!
linked!to!the!information!related!to!al!phases.!!
Lifecycle!costing!can!be!performed!
9! All!phases!of!the!lifecycle!are!supported!and!
information!is!flowing!between!phases!
10! External!information!is!linked!into!the!model!
and!analysis!can!be!performed!on!the!entire!
ecosystem!of!the!facility!throughout!its!life!
• Roles!and!Disciplines:!Roles!refer!to!the!players!involved!in!the!business!process!and!
how!the!information!flows.!!This!is!also!
critical!to!reducing!the!cost!of!data!reO
collection.!!Disciplines!are!often!involved!in!
more!than!one!view!as!either!a!provider!or!
consumer!of!information.!!Our!goal!is!to!
involve!both!internal!and!external!roles!as!
both!providers!and!consumers!of!the!same!
information!so!that!data!does!not!have!to!be!
reOcreated!and!that!the!authoritative!source!
is!the!true!provider!of!the!information.!
(NBIMS,!2007).!Refers!to!the!number!of!
buildingOrelated!roles!or!disciplines!that!are!
accommodated!in!the!modelling!
environment,!and!thus!is!a!measure!of!how!
well!information!can!flow!from!one!role!or!
discipline!to!another!(Smith!and!Tardif,!
2009).!!
Table!7.!Detailed!Roles!and!Disciplines!CMM!
!Roles!Or!Disciplines!
1! Roles!apply!to!peoples!jobs!and!at!this!level!
no!ones!role!is!fully!supported!through!the!
BIM!
2! Roles!apply!to!peoples!jobs!and!at!this!level!
there!is!one!persons!role!that!is!fully!
supported!through!the!BIM!
3! Roles!apply!to!peoples!jobs!and!at!this!level!
there!are!at!least!two!peoples!roles!that!are!
partially!supported!through!the!BIM!but!they!
still!do!have!to!go!to!other!products!to!
accomplish!their!jobs!
4! Roles!apply!to!peoples!jobs!and!at!this!level!
there!are!at!least!two!peoples!roles!that!are!
fully!supported!through!the!BIM!in!that!they!
do!not!have!to!go!to!other!products!to!
accomplish!their!jobs!
5! Peoples!jobs!in!planning!and!design!are!fully!
supported!through!the!BIM!in!that!they!do!
not!have!to!go!to!other!products!to!
accomplish!their!jobs!
6! Peoples!jobs!in!planning,!design!and!
construction!are!fully!supported!through!the!
BIM!in!that!they!do!not!have!to!go!to!other!
products!to!accomplish!their!jobs!
7! Peoples!jobs!in!planning,!design,!construction!
are!fully!supported!and!operations!and!
sustainment!are!partially!supported!through!
the!BIM!in!that!they!do!not!have!to!go!to!
other!products!to!accomplish!their!jobs!
!
! 26!
8! Peoples!jobs!in!planning,!design,!construction!
and!operations!and!sustainment!are!fully!
supported!through!the!BIM!in!that!they!do!
not!have!to!go!to!other!products!to!
accomplish!their!jobs!
9! All!facility!related!jobs!throughout!the!
lifecycle!of!the!facility!rely!solely!on!the!BIM!
to!accomplish!their!jobs!
10! All!facility!related!jobs!both!internal!and!
external!to!the!organization!rely!solely!on!the!
BIM!to!accomplish!their!jobs!
• Business!Process:!The!business!process!defines!how!business!is!accomplished.!!If!the!
data!and!information!is!gathered!as!part!of!
the!business!process!then!data!gathering!is!a!
no!cost!requirement.!!If!data!is!gathered!as!a!
separate!process!then!the!data!will!likely!not!
be!accurate.!!The!goal!is!to!have!data!both!
collected!and!maintained!in!a!real!time!
environment,!so!as!physical!changes!are!
made!they!are!reflected!for!others!to!access!
in!their!portion!of!the!business!process!
(NBIMS,!2007).!Refers!to!the!degree!to!
which!business!processes!are!designed!and!
implemented!to!capture!information!
routinely!in!the!building!information!model!
as!an!integral!part!of!each!business!process!
(Smith!and!Tardif,!2009).!
Table!8.!Detailed!Business!Process!CMM!
!Business!process!
1! Business!processes!are!not!defined!and!
therefore!not!used!to!store!information!in!the!
BIM!
2! Few!business!processes!are!designed!to!
collect!information!to!maintain!the!BIM!in!the!
organization!
3! Some!business!processes!are!designed!to!
collect!information!to!maintain!the!BIM!in!the!
organization!
4! Most!business!processes!are!designed!to!
collect!information!to!maintain!the!BIM!in!the!
organization!
5! All!business!processes!are!designed!to!collect!
information!as!they!are!performed!
6! All!business!processes!are!designed!to!collect!
information!as!they!are!performed!but!few!
are!capable!of!maintaining!information!in!the!
BIM!
7! All!business!processes!are!designed!to!collect!
information!as!they!are!performed!and!some!
are!capable!of!maintaining!information!in!the!
BIM!
8! All!business!processes!are!designed!to!collect!
information!as!they!are!performed!and!all!are!
capable!of!maintaining!information!in!the!
BIM!
9! All!business!processes!are!designed!to!collect!
and!some!maintain!data!in!real!time!
10! All!business!processes!are!designed!to!collect!
and!maintain!data!in!real!time!
• Change!Management:!Change!Management!
identifies!a!methodology!used!to!change!
business!processes!that!have!been!
developed!by!an!organization.!If!a!business!
process!is!found!to!be!flawed!on!in!need!of!
improvement,!one!institutes!a!“root!cause!
analysis”!of!the!problem!and!then!adjusts!
the!business!process!based!on!that!analysis.!
Since!this!is!related!to!the!following!item,!
business!processes!it!should!come!after!it!
(NBIMS,!2007).!Refers!to!the!degree!to!
which!an!organisation!has!developed!a!
documented!methodology!for!changing!its!
business!process!(Smith!and!Tardif,!2009).!
Table!9.!Detailed!Change!Management!CMM!
!Change!Management!
1! No!change!management!process!awareness!is!
evident!nor!has!been!implemented!in!the!
organization.!
2! There!is!an!early!awareness!of!the!need!for!
business!process!definition!and!change!
management!in!the!organization!although!
implementation!is!not!yet!initiated!
!
! 27!
3! Early!implementation!of!business!process!
definition!is!underway!and!there!is!an!early!
awareness!of!the!need!for!business!process!
definition!and!there!is!an!awareness!of!
change!management!and!the!need!for!root!
cause!analysis!in!the!organization!
4! Business!processes!are!in!place!and!there!is!
an!understanding!of!the!full!change!
management!requirement!to!include!root!
cause!analysis!and!implementation!of!a!
feedback!loop.!
5! Business!processes!are!in!place!and!the!
organization!has!begun!implementing!change!
management!procedures!
6! Business!processes!are!in!place!and!early!
change!management!processes!are!
identifying!changes,!but!no!process!is!in!place!
to!make!changes!
7! Early!implementation!of!change!management!
is!in!place!and!some!processes!are!being!
maintained!through!a!root!cause!analysis!
process.!
8! Implementation!of!a!change!management!
process!is!in!place!and!is!beginning!to!be!
exercised,!but!is!!not!fully!endorsed!by!all!
participants!
9! The!change!management!processes!are!in!
place,!but!is!not!a!efficient!process!and!
changes!typically!take!more!than!48!hours!
10! A!mature!and!fully!operational!change!
management!process!is!in!place!and!
processes!changes!are!implemented!within!
48!hours!
• Delivery!Method:!Data!delivery!is!also!critical!to!success.!!If!data!is!only!available!on!
one!machine!then!sharing!cannot!occur!
other!than!by!email!or!hard!copy.!!In!a!
structured!networked!environment!if!
information!is!centrally!stored!or!accessible!
then!some!sharing!will!occur.!!If!the!model!is!
a!systems!oriented!architecture!(SOA)!in!a!
web!enabled!environment!the!netOcentricity!
will!occur!and!information!will!be!available!
in!a!controlled!environment!to!the!
appropriate!players.!!Information!assurance!
must!be!engineered!into!all!phases!(NBIMS,!
2007).!Refers!to!the!robustness!of!the!IT!
environment!to!support!data!exchange!and!
information!assurance!(Smith!and!Tardif,!
2009).!
Table!10.!Detailed!Delivery!Method!CMM!
!Delivery!Method!
1! The!BIM!is!only!accessible!from!a!single!
workstation!and!has!no!information!
assurance!builtOin!
2! The!BIM!is!not!on!a!network!but!there!is!
control!over!who!can!access!the!BIM!
3! The!BIM!is!on!a!network!and!there!is!basic!
password!control!over!data!entry!and!
retrieval!
4! The!BIM!is!on!a!network!and!there!is!control!
over!data!entry!and!retrieval!
5! The!BIM!is!in!a!limited!web!environment!
typically!found!in!a!single!office!environment,!
IA!is!not!in!place!to!control!data!entry!or!
retrieval!
6! The!BIM!is!web!enabled!but!IA!is!not!in!place!
although!there!is!some!control!to!access!of!
the!information.!!This!environment!would!be!
found!in!a!single!office/company!
7! The!BIM!is!in!a!web!environment!so!multiple!
people!can!operate!on!it!and!there!is!role!
based!IA!manually!controlled!
8! The!BIM!is!in!a!webOenabled!environment!and!
is!considered!secure.!!It!is!not!in!a!SOA!!
9! The!BIM!is!in!a!netcentric!web!environment!
and!is!served!up!as!a!service!in!a!service!
oriented!architecture!and!CAC!enabled!but!
roles!must!be!managed!manually!
10! The!BIM!is!in!a!netcentric!web!environment!
and!is!served!up!as!a!service!in!a!service!
oriented!architecture!with!role!based!CAC!
enabled!to!enter!and!access!information!
• Timeliness!/!Response:!While!some!
information!is!more!static!than!other!
information!it!all!changes!and!up!to!the!
minute!accuracy!may!be!critical!in!
emergency!situations.!!The!closer!to!
accurate!real!time!information!you!can!be!
the!better!quality!the!decisions!that!are!
made.!!Some!of!those!decisions!may!be!life!
!
! 28!
saving!in!nature!(NBIMS,!2007).!Measures!
the!degree!to!which!BIM!information!is!
sufficiently!complete,!upOtoOdate,!and!
accessible!to!users!throughout!the!life!cycle!
(Smith!and!Tardif,!2009).!
Table!11.!Detailed!Timeliness!/!Response!CMM!
!Timeliness/!Response!
1! Information!is!reOcollected!when!needed!to!
respond!to!a!question!O!the!process!is!slow!
and!unOautomated!and!has!to!be!reOinvented!
each!time!a!question!is!asked!
2! Most!of!the!information!needed!to!respond!
to!a!question!must!be!collected!to!respond!to!
the!question!however!there!is!awareness!of!
how!to!obtain!the!information!
3! Most!information!is!in!the!BIM!however!many!
responses!to!data!calls!involve!collection!of!
data!which!is!then!store!in!the!BIM!
4! Information!is!stored!in!the!BIM!and!many!
data!calls!can!be!answered!with!information!
that!is!already!in!the!BIM!
5! A!significant!portion!of!the!response!
information!related!to!a!facility!is!stored!in!
the!BIM!
6! Responses!to!data!calls!related!to!the!facility!
are!primarily!stored!in!the!BIM!!
7! All!emergency!response!information!is!in!the!
BIM!and!that!is!considered!the!primary!
source!of!accurate!information!
8! Information!stored!in!a!BIM!is!available!real!
time!and!although!not!from!a!live!feed!
processes!are!in!place!to!maintain!its!
accuracy!
9! The!information!is!stored!in!a!BIM!and!is!
current!enough!to!be!a!reliable!source!for!
information!in!an!emergency.!
10! Information!is!continually!updated!and!
available!from!live!feeds!to!sensors.!!
Responses!to!questions!are!almost!immediate!
and!are!accurate!and!relational!
• Graphical!Information:!Often!the!starting!point!is!a!nonOgraphical!environment.!!The!
advent!of!graphics!helps!paint!a!clearer!
picture!for!all!involved.!!As!standards!are!
applied!then!information!can!begin!to!flow!
as!the!provider!and!receiver!must!have!the!
same!standards!in!place.!!As!3D!images!come!
into!play!more!consumers!of!the!information!
will!have!a!common!view!and!a!higher!level!
of!understanding!will!occur.!!As!time!and!
cost!are!added!then!the!interfaces!can!be!
expanded!significantly!(NBIMS,!2007).!Refers!
to!the!degree!of!sophistication!or!embodied!
intelligence!of!graphical!information!(Smith!
and!Tardif,!2009).!
Table!12.!Detailed!Graphical!Information!CMM!
!Graphical!Information!
1! There!are!no!graphics!in!the!BIM!O!only!text!
2! 2D!drawings!are!stored!in!the!BIM!but!there!
is!no!interaction!with!information!O!the!
drawings!were!not!developed!with!the!NCS!
3! The!drawings!stored!were!developed!with!
NCS!yet!are!still!nonOintelligent!and!not!object!
oriented!
4! The!drawings!are!2D!but!are!intelligent!O!a!
wall!recognizes!itself!as!a!wall!with!properties!
but!they!are!as!designed!and!not!as!built!
5! The!drawings!are!2D!and!are!intelligent!O!a!
wall!recognizes!itself!as!a!wall!with!properties!
and!they!are!as!built!but!not!current!
6! The!drawings!are!2D!and!are!intelligent!O!a!
wall!recognizes!itself!as!a!wall!with!properties!
and!they!are!current!
7! The!drawings!are!3D!object!based!and!have!
intelligence!
8! The!drawings!are!3D!object!based!and!have!a!
process!in!place!to!keep!them!current!
9! Time!phasing!has!been!added!to!the!drawings!
to!that!one!can!see!historical!as!well!as!being!
able!to!project!into!the!future!!
10! The!drawing!stored!in!the!BIM!are!intelligent!
and!object!based!and!include!time!and!cost!
information!
• Spatial!Capability:!Understanding!where!something!is!in!space!is!significant!to!many!
information!interfaces!and!the!richness!of!
the!information.!!Energy!calculations!must!
know!where!the!heat!gains!will!come!from,!
!
! 29!
first!responders!need!to!know!where!water!
supplies!and!utility!cutOoffs!are!located!in!
relation!to!the!facility!(NBIMS,!2007).!Refers!
to!the!degree!to!which!the!building!
information!model!is!spatially!located!in!the!
real!world!according!to!Geographic!
Information!Systems!(GIS)!standards!(Smith!
and!Tardif,!2009).!
Table!13.!Detailed!Spatial!Capability!Maturity!Model!
!Spatial!Capability!!
1! The!facility!is!not!spatially!located!using!GPS!
or!GIS!
2! A!basic!location!has!been!established!using!
GPS!so!that!one!can!locate!the!facility!
spatially!
3! The!facility!is!recognized!in!a!world!view!
spatially!but!no!information!is!shared!
between!the!BIM!and!GIS!
4! The!facility!is!spatially!located!and!some!
information!is!shared!with!the!GIS!
environment!
5! The!facility!is!spatially!located!and!
information!can!be!shared!with!the!GIS!
environment!although!it!is!not!integrated!and!
interoperable!
6! The!facility!is!located!spatially!and!there!is!full!
information!sharing!between!the!BIM!and!GIS!
7! The!BIM!has!been!partially!integrated!into!the!!
GIS!environment!!!
8! Information!from!the!BIM!is!recognized!on!a!
limited!basis!by!the!GIS!
9! Information!from!the!BIM!is!partially!
recognized!by!the!GIS!environment!and!some!
metadata!is!available!
10! Information!from!the!BIM!is!fully!recognized!
by!the!GIS!environment!including!full!
metadata!interaction!
• Information!Accuracy:!Having!a!way!to!ensure!that!information!remains!accurate!Is!
only!possible!through!some!mathematical!
ground!truth!capability.!!Having!a!
mathematical!product!will!also!allow!for!
better!management!by!supporting!difficult!
to!game!metrics.!!These!numbers!can!be!
used!for!occupancy,!information!collection!
completeness!and!overall!inventory!
calculations!(NBIMS,!2007).!Measures!the!
degree!to!which!information!reflects!realO
world!conditions!(Smith!and!Tardif,!2009).!
Table!14.!Detailed!Information!Accuracy!CMM!
!Information!Accuracy!
1! There!is!no!ground!truth!and!information!is!
simply!loaded!into!the!system!manually!or!
unverified!electronically!
2! There!is!some!electronic!validation!of!
information!for!internal!spaces!
3! Space!is!calculated!electronically!and!not!
stored!as!a!separate!data!element!for!internal!
spaces!!
4! Internal!spaces!are!identified!electronically!
and!some!outside!information!is!
electronically!calculated!
5! Many!spaces!and!items!are!identified!
electronically!yet!some!items!are!still!entered!
manually!both!internally!and!externally!
6! All!internal!and!external!spaces!are!identified!
electronically!
7! Internal!spaces!are!computed!electronically!
and!some!outside!information!is!
electronically!calculated!
8! All!units!are!calculated!electronically!and!
reported.!!If!a!polygon!changes!shape!then!
the!updated!information!flows!throughout!
the!model!
9! All!internal!and!external!areas!are!computed!
and!some!metrics!have!been!established!to!
track!compliance!
10! All!spaces!are!calculated!automatically!and!
metrics!are!used!to!ensure!information!is!
available!and!accurate!
• Interoperability!/!IFC!Support:!Our!ultimate!
goal!is!to!ensure!interoperability!of!
information.!!Getting!accurate!information!
to!the!party!requiring!the!information.!!
There!are!many!ways!to!achieve!this,!
however!the!most!effective!is!to!use!a!
standards!based!approach!to!ensure!that!
information!is!a!form!that!it!can!be!shared!
!
! 30!
and!products!are!available!that!can!read!that!
standard!for!of!information!(NBIMS,!2007).!
Measures!the!degree!to!which!data!can!be!
reliably!exchanged!among!software!
applications!using!the!openOstandard!
Industry!Foundation!Classes!(Smith!and!
Tardif,!2009).!Even!though!COBIE!is!not!
mentioned!by!Smith!and!Tardif!(2009)!or!
NBIM!CMM,!it!is!known!that!COBIE!rather!
the!IFC!has!been!used!more!often!for!FM!
information!exchange.!
Table!15.!Detailed!Interoperability!/!IFC!Support!CMM!
!Interoperability/!IFC!Support!
1! There!is!no!interoperability!between!software!
programs.!!Information!is!reloaded!for!each!
application!
2! There!is!some!interoperability!but!it!is!not!
automatic!nor!seamless.!!Information!may!
even!only!be!cut!and!paste!at!this!level!of!
maturity!
3! There!is!some!machine!to!machine!flow!of!
information!but!it!is!not!common!nor!the!
norm,!it!is!still!the!exception!
4! Information!is!flowing!between!COTS!
products.!!Often!by!using!products!from!the!
same!vendor.!!The!interfaces!are!likely!
proprietary!
5! In!this!level!of!maturity!information!is!
transferred!between!COTS!products!typically!
from!the!same!vendor,!but!not!all!
applications!are!supported!
6! There!are!good!machine!to!machine!linkages!
at!this!level!of!maturity!and!information!
interoperability!is!the!norm.!
7! Industry!Foundation!Classes!are!used!on!a!
limited!basis!for!interoperability!with!some!
software!packages!
8! IFC!use!is!becoming!more!common!place!yet!
is!still!less!often!used!that!other!approaches!
9! IFC!use!is!the!norm,!but!not!exclusively!used!
to!attain!interoperability.!!One!would!expect!
about!70O90%!IFC!based!interoperability!
10! At!this!level!of!maturity!IFC's!are!fully!
implemented!and!used!for!interoperability!!
2.4 BIM!deliverables!throughout!the!RIBA!Plan!of!Works!
In!this!section,!a!series!of!BIMObased!deliverables!
is!described.!!These!deliverables!are!organised!
according!to!different!phases!of!the!project,!
following!the!RIBA!Plan!of!Works!process.!!By!no!
means!this!section!aims!to!explore!all!BIM!
analysis!that!currently!exists.!Instead,!it!aims!at!
providing!an!overview!of!the!possibilities!on!
BIMObased!analysis!in!an!incremental!fashion.!
2.4.1 RIBA!Preparation!
According!to!the!RIBA!Plan!of!Work,!the!
Preparation!stage!has!2!subOstages:!Appraisal!
and!Design!Brief!as!described!in!the!following:!
• The!Appraisal!(Stage!A)!refers!to!the!identification!of!client’s!needs!and!
objectives,!business!case!and!possible!
constraints!on!development.!Also,!the!
preparation!of!feasibility!studies!and!
assessment!of!options!to!enable!the!client!
do!decide!whether!to!proceed!(RIBA,!2011).!
• The!Design!Brief!(Stage!B)!refers!to!the!development!of!initial!statement!of!
requirements!into!the!Design!Brief!by!or!on!
behalf!of!the!client!confirming!key!
requirements!and!constraints.!It!also!
incorporates!the!Identification!of!
procurement!method,!procedures,!
organisational!structure!and!range!of!
consultants!and!others!to!be!engaged!for!the!
project!(RIBA,!2011).!
Within!the!preparation!phase,!it!is!important!for!
the!client!to!know!about!their!operational!
needs.!That!includes,!for!instance,!the!design!of!
the!front!office!and!back!office!services!that!are!
to!be!delivered!within!the!facility!and!outside!as!
well.!In!the!case!of!refurbishment,!a!starting!
point!would!be!the!modelling!of!the!existing!
building!to!explore!the!performance!of!the!
services!that!are!affected!by!the!design!of!the!
facility.!Simulations!like,!staff!walking!time!
!
! 31!
throughout!the!facility,!distances!walked!from!
where!the!service!started!to!where!it!ended,!
flow!of!people!inside!the!facility!are!examples!of!
analysis!that!could!support!better!design.!
The!design!brief!can!be!assisted!by!the!use!of!
automated!schedule!of!accommodation!sheets!
that!are!linked!to!the!model!and!viceOversa.!
Within!this!phase,!changes!are!likely!to!happen!
frequently!and!problems!to!keep!all!data!sheets!
up!to!date!may!occur!in!large!projects.!!An!
example!of!a!BIMOenabled!system!that!supports!
this!phase!is!the!DH!ADB!(Department!of!Health!
Activity!Data!Base).!ADB!is!a!toolkit!specialised!in!
healthcare!design!that!links!the!schedule!of!
accommodation!with!Autodesk!Revit.!The!
existing!database!behind!ADB!compiles!more!the!
1300!NHS!room!standard!and!it!is!capable!of!
generating!a!room!model!linked!to!the!
accommodation!spreadsheet.!Changes!made!in!
one!document!are!reflected!in!the!other.!
In!this!respect,!parametric!design!(also!known!as!
parametric!associativity;!relational!modelling,!
variational!design!and!constraint!based!design)!
signifies!that!the!artefact!geometry!is!associated!
to!parameters!that!generate/constrain!its!form!
(Monedero,!2011).!In!this!respect,!building!
regulations!can!be!used!as!parameters!that!
constrain!design!facilitating!the!approval!
process).!!Figure!7!and!Figure!8!show!an!example!
of!parametric!design!developed!by!Kate!Shima!
where!a!structural!component!model!is!applied!
to!the!shape!of!the!building!generating!a!matrix!
constituted!by!the!component.!
!
Figure!7.!Parametric!module!(source:!core.form\ula,!2011a)!
!
Figure!8.!Parametric!module!applied!to!building!surface!(source:!core.form\ula,!
2011b)!
In!relation!to!refurbishment!projects!Point!Cloud!
tools!connect!laser!scans!directly!into!the!BIM!
model.!In!this!respect,!an!existing!building!can!
be!triOdimensionally!scanned!and!the!point!cloud!
generated!exported!to!the!modelling!tool.!Figure!
9!shows!a!High!Density!Terrain!Data!Production.!
PixelOwise!data!extracted!with!LPS!eATE.!Point!
cloud,!3D!and!cross!sectional!views!of!the!
surface!are!shown!in!Fugro!Viewer.!
!
Figure!9.!High!Density!Terrain!Data!Production!(Source:!Erdas,!2011)!
2.4.2 RIBA!Design!
According!to!the!RIBA!Plan!of!Work,!the!Design!
stage!has!3!subOstages:!Concept,!Design!
Development!and!Technical!Design.!
!
! 32!
• The!Concept!subOstage!(Stage!C)!refers!to!the!implementation!of!Design!Brief!and!
preparation!of!additional!data.!In!addition,!it!
includes!the!preparation!of!Concept$Design!
including!outline$proposals$for$structural$and$
building$services$systems,$outline$
specifications!and!preliminary$cost$plan.!A!
review!of!the!procurement!route!is!also!
conducted!at!this!stage!(RIBA,!2011).!
• The!Design!Development!(Stage!D)!refers!to!the!development!of!concept!design!to!
include!structural!and!building!services!
systems,!updated!outline!specifications!and!
cost!plan.!Completion!of!Project!Brief.!!
Application!for!detailed!planning!permission!
(RIBA,!2011).!
• The!Technical!Design!(Stage!E)!refers!to!the!preparation!of!technical!design(s)!and!
specifications,!sufficient!to!coOordinate!
components!and!elements!of!the!project!
and!information!for!statutory!standards!and!
construction!safety!(RIBA,!2011).!
Within!this!phase!many!BIM!deliverables!can!be!
used.!The!used!of!3D,!4D!and!5D!Visualisation!is!
an!example!of!that.!One!fundamental!benefit!of!
BIM!relates!to!its!capacity!to!create!
visualisations,!even!photorealistic!images,!at!
very!early!stages!of!the!project.!Traditional!2D!
drawings!are!highly!abstract!representations!of!
buildings!and!spaces.!The!abstractions!are!
difficult!to!understand!for!nonOprofessionals!and!
may!lead!to!misinterpretations!and!errors!in!
decisionOmaking!and!construction.!Visualisations!
are!easy!to!understand!and!reduce!
misinterpretations!and!errors.!Other!
deliverables!within!this!phase!are!described!in!
the!following.!
• Design!Compatibilization!/!Interference!
Check!/!Clash!detection:!since!all!the!
components!of!a!building!are!designed!triO
dimensionally,!it!is!possible!to!identify!to!
components!that!are!occupying!the!same!
place!on!space!when!the!different!models!
are!brought!together!(i.e.!the!architectural!
model,!M&E!models,!structural!models,!etc).!!
• Quantity!takeOoff!/!Estimating:!for!each!triO
dimensional!component!that!is!created!a!
dataObase!containing!the!physical!
characteristics!of!the!component!and!its!
performance!is!created!simultaneously.!That!
enables!faster!and!more!accurate!quantity!
takeOoff!materials!at!different!stages!of!
design.!
• Information!stored!in!one!place:!in!BIM!tools!
each!building!component!is!stored!as!on!
object!in!the!model,!and!all!drawings!are!
generated!from!the!model.!This!means!that!
after!changes!documents!are!automatically!
updated!as!opposed!to!having!to!update!the!
changes!in!all!plans,!sections!and!elevations!
in!2D!traditional!approach.!The!same!applies!
to!quantitative!tables!and!schedules.!
• Scheduling!/!Programming:!for!each!triO
dimensional!component!that!is!created!a!
dataObase!containing!the!predicted!day!of!its!
assembly!on!site,!the!lead!time!for!delivery,!
the!supplier!is!created!simultaneously!
allowing!for,!for!instance,!the!creation!of!a!
assembly!simulation!and!an!early!warning!
system.!That!means!that!a!more!accurate!
programme!can!be!elaborated.!
• Energy!Analysis:!!the!energy!analysis!feature!
allows!for!simulating!energy!consumption!at!
short,!medium!and!long!term.!Life!cycle!
energy!analysis!is!key!in!supporting!design!
decisions!at!early!stages.!The!different!types!
of!analysis!that!can!be!carried!out!include:!
• Calculation!of!the!total!energy!use!and!
carbon!emissions!of!the!building!model;!
• Calculation!of!the!thermal!performance,!i.e.!
the!heating!and!cooling!loads!for!the!
building!models!including!the!effects!of!
scenario!occupancy,!internal!gains,!
infiltration,!and!equipment.!Figure!10!and!
Figure!11!shows!an!solar!radiation!analysis!
done!in!Ecotec!been!exported!to!Rhinoceros!
software.!
!
! 33!
!
Figure!10.!Solar!radiation!analysis!on!Ecotect!(Source:!Diwakirti,!2011a)!
!
Figure!11.!Exporting!the!analysis!grid!from!Ecotect!to!Rhinoceros!(Source:!Diwakirti,!
2011b)!
• Calculation!of!water!usage!estimate!inside!
and!outside!the!building!model;!
• Visualisation!of!incident!solar!radiation!on!
windows!and!surfaces;!!
• Calculation!of!dayOlight!factors!and!
illuminance!levels;!
!
Figure!12.!Daylight!Analysis!(Source:!TFS,!2011)!
• Visualisation!of!shadows!and!reflections;!
• Natural!ventilation!potential!estimate!and!
calculation!of!the!mechanical!cooling!
required!to!cool!the!building!naturally;!
• Noise!levels!estimation:!levels!of!noise!can!
be!calculated!inside!the!building;!
• Wind!analysis:!the!incidence!of!wind!in!
external!walls!used!to!design!better!cladding!
and!finishing!systems.!Figure!13!shows!an!
indoor!wind!analysis!using!Ecotec!by!
Autodesk.!
!
Figure!13.!Indoor!wind!analysis!(Source:!TFS,!2011b)!
• LEED!/!BREEAM!or!other!Sustainability!
analysis!
• Storm!water!analysis!
• Shadow!analysis.!Figure!14!shows!a!shadow!
study!using!Ecotect!by!Autodesk!
!
Figure!14.!Annual!shadow!ranges!(Source:!Zhao,!2011)!
2.4.3 RIBA!Pre\construction!
• Production!Information!(Stage!F)!has!2!parts.!“F1”$refers!to!the!preparation!of!production!
information!in!sufficient!detail!to!enable!a!
!
! 34!
tender!or!tenders!to!be!obtained!and!the!
application!for!statutory!approvals.!“F2”!
refers!to!the!preparation!of!further!
information!for!construction!required!under!
the!building!contract!(RIBA,!2011).!
• Tender!Documentation!(Stage!G)!refers!to!preparation!and/or!collation!of!tender!
documentation!in!sufficient!detail!to!enable!
a!tender!or!tenders!to!be!obtained!for!the!
project!(RIBA,!2011).!
• Tender!Action!(Stage!H)!refers!to!the!identification!and!evaluation!of!potential!
contractors!and/or!specialists!for!the!
project.!Additionally,!it!considers!obtaining!
and!appraising!tenders;!submission!of!
recommendations!to!the!client!(RIBA,!2011).!
For!the!preOconstruction!phase,!the!deliverables!
listed!within!preparation!and!design!phase!also!
applies.!
2.4.4 Construction!
• Mobilisation!(Stage!I)!is!related!to!letting!the!building!contract,!appointing!the!contractor;!
to!issuing!information!to!the!contractor!and!
arranging!site!hand!over!to!the!contractor!
(RIBA,!2011).!
• Construction!to!Practical!Completion!(Stage!J)!relates!to!the!administration!of!the!
building!contract!to!Practical!Completion,!to!
the!provision!to!the!contractor!of!further!
Information!as!and!when!reasonably!
required!and!to!the!review!of!information!
provided!by!contractors!and!specialists!
(RIBA,!2011).!
For!this!phase,!many!deliverables!can!be!
achieved!according!to!different!types!of!projects.!
Some!are!listed!below.!
• The!use!of!GIS/GPS!systems!integrated!with!
BIM!models!in!the!construction!of!
motorways!
Assessment!of!constructability!/!buildability!
Figure!15!shows!an!Sns!structural!testing!of!
Rhino!solids.!Figure!16!shows!a!structural!
analysis!done!in!Autodesk!Robot!
!
Figure!15.!SnS!Analysis!of!solids!generated!in!Rhino!(Rhino!2011)!
!
Figure!16.!Structural!Analysis!in!Autodesk!Robot!(source:!Autodesk,!2011b)!
• Demolitions!activities!
• Site!planning,!layout!and!logistics.!Figure!17!
shows!an!example!of!4D!scheduling!using!
Navisworks.!
!
Figure!17.!4D!Scheduling!(Source:!CADline,!2011)!
!
! 35!
• Construction!system!design!
• Steel!offOsite!fabrication!
• Timber!offOsite!fabrication!
• Glass!offOsite!fabrication!
2.4.5 Use!
“For!example,!BIM!space!components!can!be!
supplemented!to!track!information!such!as!room!
numbers,!area!calculations,!and!occupant!
censuses.!Equipment!objects!can!record!
manufacturer,!room!location,!equipment!
specifications,!reference!URLs,!among!many!
other!attributes.!As!a!relatively!new!technology,!
the!capabilities!of!BIM!have!not!been!fully!
exploited!in!commercial!FM!systems!as!of!yet!“!
(Sabol,!2008).!
• Post!Practical!Completion!(Stage!L)!has!3!parts.!“L1”!refers!to!the!administration!of!
the!building!contract!after!Practical!
Completion!and!making!final!inspections;!
“L2”!relates!to!assisting!building!user!during!
initial!occupation!period;!finally!“L3”!refers!
to!the!review!of!project!performance!in!use!
(RIBA,!2011).!Examples!of!BIM!deliverables!
within!this!phase!include:!
• Asset!Tracking!
• Asset!Maintenance!
• Space!Management:!Figure!18!shows!data!
movement!behaviour!been!visualised!to!
reveal!the!patterns!of!forecast!movement!
under!different!movement!scenarios.!This!
can!be!done!throughout!the!course!of!a!day,!
week!or!year!where!pedestrian!attractions,!
public!transport!access!and!climate!
considerations!vary.!Figure!19!shows!the!
same!technique!applied!to!urban!systems.!
• Record!Keeping!
• Relocation!Management!
• Building!systems!monitoring!
• Disaster!planning!
• Energy!consumption!analysis!
• Occupancy!tracking!
• Site!utilisation!planning!/!tracking!
!
Figure!18.!Movement!forecast!(Source:!Pete\Ferguson,!2011a)!
!
Figure!19.!Movement!forecast!in!urban!environments!(Source:!Pete\Ferguson,!
2011b)!
2.5 Barriers!to!the!Adoption!of!BIM!
Although!BIM!promise!to!generate!benefits!and!
overcome!problems!in!the!design,!construction,!
and!management!of!buildings,!the!obstacles!to!
its!adoption!cannot!be!neglected.!Those!can!be!
typified!in!four!categories!(Kiviniemi!et!al.,!
2008):!legal!problems!(include!the!undefined!
responsibilities!of!data!content!in!the!models!
and!the!legal!status!of!these!models!compared!
to!other!documents),!business!problems!
(concerned!with!the!allocations!of!roles,!
responsibilities,!and!rewards),!human!problems!
(related!to!fear!of!changes!and!resistance!to!
alterations!in!roles),!and!technical!problems!
(related!to!the!immaturity!of!software,!
!
! 36!
particularly!in!terms!of!data!exchange!and!
interoperability).!!
Yan!and!Damian!(2008)!carried!out!a!survey!on!
the!adoption!of!BIM!with!approximately!70!
individuals!of!the!construction!industry!in!the!
U.S.!and!the!U.K.!The!barriers!identified!are!
mainly!related!to!human!factors.!The!
respondents!perceive!the!allocation!of!time!and!
human!resources!to!the!training!process!as!the!
major!obstacle!to!the!adoption!of!BIM.!Other!
barriers!identified!in!the!survey!include!the!
perceptions!that!the!current!technology!is!
enough!(for!instance,!architects!are!content!with!
traditional!methods!to!design!their!projects),!
people!refusal!to!learn!and!resistance!to!change,!
the!costs!of!copyright,!and!the!unsuitability!of!
some!projects!to!the!adoption!of!BIM.!!
In!terms!of!technical!problems,!data!
interoperability!is!often!mentioned!as!a!barrier!
towards!the!adoption!of!BIM.!Yet,!according!to!
Bernstein!and!Pittman!(2004)!such!hindrance!is!
not!the!singular!nor!the!most!important!factor!
impeding!the!general!use!of!digital!tools!in!
design!and!construction.!They!propose!three!
barriers!to!the!adoption!of!BIM!which!fall!within!
the!business,!technical,!and!human!realms!of!
problems:!
• The!need!for!wellOdefined!transactional!
business!process!models:!BIM!can!ease!the!
flow!of!information!and!connect!processes,!
but!not!solve!the!business!challenges!such!as!
the!definition!of!the!set!of!obligations,!risks,!
and!rewards!that!apply!to!the!different!
stakeholders.!Changes!in!the!processes!and!
business!relationships!are!necessary!for!
benefiting!from!BIM.!!
• The!need!for!digital!design!data!to!be!
computable:!digital!design!data!can!exist!in!a!
variety!of!forms.!An!electronic!drawing!that!
contains!only!an!abstract!representation!of!a!
building,!entailing!rectangles,!lines,!and!arcs,!
for!instance,!is!digital,!but!contains!pictorial!
rather!than!computable!information.!These!
representations!are!meaningful!when!read!
by!humans!but!contain!little!information!
that!can!be!used!for!purposes!other!than!
easing!the!reproduction!and!editing!of!
drawings.!!
• The!need!for!wellOestablished!practical!
strategies!for!the!exchange!of!meaningful!
information!among!tools!and!software:!once!
the!business!process!and!computability!
problems!are!solved,!it!is!necessary!to!make!
the!resulting!data!accessible!to!the!
stakeholders!involved!in!the!project.!It!is!
necessary!to!have!tools!that!enable!the!
transfer!of!information!from!one!software!to!
another!since!it!is!difficult!to!have!a!model!
that!work!for!every!application.!!!
In!terms!of!the!facilities!management!stage,!
FornsOSamso!et!al.!(2011)!argue!that!the!
reluctance!to!change,!lack!of!knowledge,!and!
lack!of!documented!metrics!preclude!the!
adoption!of!BIM.!Seeking!to!evaluate!the!
perceived!value!of!BIM!from!a!facilities!
management!perspective,!they!undertook!an!
online!survey!involving!125!facilities!operations!
personnel,!mostly!from!the!U.S.!Again,!the!
barriers!identified!by!FornsOSamso!et!al.!(2011)!
are!mainly!related!to!human!problems:!
• The!most!cited!barriers!are!the!unwillingness!
to!change!the!current!process!(23%)!and!the!
cost!required!for!making!such!change!(21%);!
• The!lack!of!understanding!(BIM!benefits,!
what!can!be!achieved?!How!to!use!it?),!lack!
of!personnel!resources,!and!problems!
related!to!data!updating!and!maintenance!
accounted!respectively!for!12%,!10%,!and!
10%!of!the!citations;!
• Other!barriers!accounting!for!less!than!10%!
of!the!citations!include!the!seamless!
interfaces!with!current!software,!the!lack!of!
proven!benefits,!the!time!required!to!
produce!the!models,!the!lack!of!standards!
and!process,!lack!of!contractual!
documentation,!and!the!lack!of!readiness!of!
!
! 37!
BIM!for!addressing!operations!and!
management!issues.!!
Based!on!the!results!of!the!aboveOmentioned!
survey,!it!seems!that!key!barriers!to!the!
adoption!of!BIM!are!related!to!human!problems:!
the!fear!or!unwillingness!to!change!and!the!
allocation!of!cost!and!human!resource!for!
training.!Although!improvements!are!required!
concerning!the!business,!technical,!and!legal!
perspectives,!the!changes!in!culture,!process,!
and!attitude!required!for!benefiting!from!BIM!
should!not!be!overlooked.!!
2.6 Mirages!of!BIM!
Lawson!(1998)!discusses!some!mirages!
concerning!the!application!of!computer!to!
architectural!design.!These!are!related!to!the!
introduction!of!computerOautomated!design!
(CAD)!software!in!architectural!practices!and!
how!people!expected!them!to!change!the!design!
process.!Nowadays,!these!software!are!
mainstream!tools!used!in!the!design!process!and!
the!extent!of!the!benefits!generated!by!these!is!
further!understood.!Nonetheless,!a!new!set!of!
mirages!has!aroused,!driven!by!the!introduction!
and!popularisation!of!new!computational!tools!
that!support!the!devising!of!building!information!
models.!In!this!section,!five!mirages!in!terms!of!
what!BIM!is!(and!is!not)!able!to!deliver!are!
discussed.!These!do!not!aim!to!create!an!
extensive!list,!but!to!draw!attention!to!the!role!
of!BIM!and!how!it!contributes!towards!an!
organisation’s!goals.!
Firstly,!building!information!models!should!be!
viewed!as!tools!and!because!of!that!it!is!still!
necessary!to!have!clear!goals!in!using!them!in!
order!to!achieve!the!desired!benefits.!BIM!is!not!
a!silver!bullet!nor!a!panacea!that!will!solve!all!
problems!of!an!organisation!(Coates!et!al.,!
2010).!Nor!will!it!resolve!all!the!interdisciplinary!
inefficiencies!in!the!construction!industry.!As!any!
tool,!it!has!limitations!and!they!need!to!be!
recognized.!A!first!mirage!is!to!consider!BIM!as!a!
solution!to!all!problems.!!
Secondly,!the!design!process!has!problems!that!
result!from!its!intrinsic!features.!Although,!
building!information!modelling!can!assist!in!
better!addressing!these,!it!cannot!completely!
change!the!nature!of!the!design!process.!For!
instance,!the!design!process!is!usually!complex!
and!multiOdisciplinary!(Lawson,!1998).!The!
problem!of!how!the!agents!are!managed,!how!
they!communicate!with!one!another,!and!how!
they!make!decisions!is!at!the!core!of!the!design!
process!(Lawson,!1998).!Integrated!building!
information!models!foster!communication!and!
greater!integration!across!the!agents!involved!in!
the!design!process.!Nonetheless,!it!is!mirage!to!
consider!that!the!introduction!of!this!technology!
solely,!without!changes!in!the!organisation’s!
processes!and!overall!culture,!will!enhance!the!
communication!and!facilitate!the!decision!
making!process.!!
A!third!mirage!is!that!building!information!model!
is!a!single!model.!Although!this!could!happen!in!
simple!projects,!usually!there!is!a!shared!data!
that!is!formed!by!building!information!models!
from!different!domains!(Kiviniemi!et!al.,!2005a).!
For!instance,!there!is!the!architectural!model,!
the!mechanical!and!electrical!model,!the!
structural!model,!the!construction!model,!the!
maintenance!model!and!so!on!and!these!are!
integrated!in!a!structure!that!supports!these!
different!models!(Kiviniemi!et!al.,!2005a).!The!
difficulty!lies!in!managing!the!changes!
introduced!by!the!proprietary!agents!of!the!
different!models!and!in!how!the!models!from!
the!different!domains!related!to!one!another!
(Kiviniemi!et!al.,!2005b).!!
A!fourth!mirage,!usually!closely!associated!to!the!
third!one!is!that!additionally!to!being!a!single!
model,!a!building!information!model!is!an!allO
purpose!model.!Again,!although!this!can!occur,!it!
cannot!be!assume!to!be!the!overall!situation.!By!
allOpurpose!model,!it!is!meant!that!a!the!single!
model!could!be!used!interchangeably!in!
!
! 38!
different!software!for!performing!different!
analysis!such!as!energy!performance,!structural!
analysis,!quantity!takeOoffs,!among!others.!More!
often!than!not,!such!interchangeably!is!not!
possible!and!it!is!necessary!to!edit!and!modify!
the!model!in!order!for!the!different!analysis!to!
be!adequately!performed!(Bazjanac!and!
Kiviniemi,!2007).!This!means!that!the!use!of!a!
model!for!different!purposes!is!not!as!effortless!
or!as!quickly!as!it!might!look!like.!!
A!fifth!mirage,!also!associated!to!the!two!
previous!ones,!is!that!a!building!information!
model!should!contain!all!types!of!information.!In!
fact,!aiming!to!introduce!too!much!information!
without!considering!how!it!will!be!managed!and!
used!can!create!unnecessary!work!to!be!carried!
out!upfront!that!do!not!generate!benefits!
downstream.!In!general,!different!types!of!
information!are!needed!at!different!stages!of!a!
product!development!process.!Also,!different!
projects!call!for!different!types!of!information!
depending!on!the!goals!to!be!achieved.!This!
leads!back!to!the!first!mirage!and!the!need!to!
clearly!defined!the!purpose!of!a!building!
information!model!and!its!goals,!taking!into!
account!the!benefits!that!an!organisation!is!
seeking!to!achieve.!(Rothenberg,!1989)!
2.7 Final!Remarks!
Within! this! section! several! aspects! of! BIM!
implementation! were! discussed! including:! the!
setting! of! a! baseline! for! measuring! ROI;! the!
streamlining!of!processes!prior!to!BIM!adoption;!
the! different! levels! of! capability! and! maturity;!
BIM! deliverables! across! the! phases! of! a!
construction! project;! the! barriers! to! BIM!
adoption!and!the!mirages!related!to!BIM.!These!
are!summarised!in!the!following.!
• In!relation!to!ROI,!the!setting!of!a!baseline!
based!on!the!identification!of!current!
organisational!problems!is!crucial!as!it!brings!
transparency!to!whether!or!not!there!is!
improvement!after!BIM!implementation;!
• In!regards!to!the!reduction!of!problems,!it!is!
recommended!the!streamlining!of!processes!
prior!to!any!investment!is!made!in!
technology.!Several!techniques!exist!to!
support!process!mapping;!
• BIM!capability!and!maturity!refers!to!
different!things.!The!former!is!related!to!
“the$ability$to$generate$BIM$deliverables$and$
services”!whereas!BIM!Maturity!refers!to$“the$extent,$depth,$quality,$predictability$and$
repeatability$of$these$BIM$deliverables$and$services.”!(Succar;!2009b).!
• Many!BIM!deliverables!can!be!achieved!
within!and!beyond!all!phases!of!a!
construction!project;!
• Amongst!the!barriers!to!BIM!adoption!are:!
the!unwillingness!to!change!the!current!
process;!the!cost!required!for!undertaking!
process!change;!the!lack!of!understanding!
(BIM!benefits,!what!can!be!achieved?!How!
to!use!it?),!lack!of!personnel!resources,!and!
problems!related!to!data!updating!and!
maintenance;!the!seamless!interfaces!with!
current!software,!the!lack!of!proven!
benefits,!the!time!required!to!produce!the!
models,!the!lack!of!standards!and!process,!
lack!of!contractual!documentation,!and!the!
lack!of!readiness!of!BIM!for!addressing!
operations!and!management!issues.!!
• Four!mirages!related!to!BIM!were!identified:!
Firstly,!BIM!as!a!panacea!solution!that!will!
eliminate!all!the!problems!within!a!project;!
Secondly,!it!is!mirage!to!consider!that!the!
introduction!of!BIM!solely,!without!changes!
in!the!organisation’s!processes!and!overall!
culture,!will!enhance!communication!and!
facilitate!decisionOmaking.!Thirdly,!that!a!
building!information!model!is!a!single!model;!
Finally,!that!BIM!generates!allOpurpose!
models!that!can!be!used!interchangeably!in!
different!software!for!performing!different!
types!of!multiOdisciplinary!and!interO
functional!and!organisational!analysis.!
The!points! identified! in! this! section!where!used!
to!support!the!data!analysis!of!the!study!carried!
in! this! research! project.! The! research! method!
and! findings! of! this! project! are! presented! in!
detail!in!the!following!section.!
!
!
! 39!
!
!
!
3 RESEARCH!METHOD
This!section!presents!the!research!process!and!
method!used!to!gather!and!analysed!
information.!
3.1 Research!Process!
The!research!at!the!MCC!Town!Hall!Complex!had!
several!stages!(Figure!20)!starting!with!an!initial!
proposition!related!to!the!investigation!of!BIM!
ROI!from!owners’!perspective.!The!need!for!the!
research!on!BIM!ROI!was!related!to!the!lack!of!
evidence!on!this!subject!and!the!possibility!of!
collecting!data!through!the!MCC!project.!!In!this!
first!round!of!research,!based!on!nonOparticipant!
observation,!it!was!perceived!that!a!baseline!of!
MCC!traditional!project!performance!did!not!
exist.!A!baseline!is!essential!in!the!conduction!of!
a!meaningful!comparative!analysis.!!This!
constrain!led!the!research!team!to!revise!the!
initial!proposition.!!The!revised!proposition!was!
related!to!the!need!for!understanding!about!the!
impact!of!BIM!adoption!in!the!scope!of!design!
and!construction!work!contracted!by!the!MCC!
Town!Hall!Complex!Project.!The!hypothesis!in!
the!revised!proposal!was:!BIM!adoption!leads!to!
increased!scope!of!works!for!the!project!team.!In!
parallel!it!was!perceived!that!BIM!
implementation!process!from!an!owners’!
perspective!was!not!properly!understood.!This!
route!was!also!investigated!in!this!research!
project.!
The!awareness!of!these!two!areas!(i.e.!scope!of!
works!and!implementation)!led!to!the!
development!of!a!series!of!guidelines!to!support!
owners!interested!in!implementing!BIM.!These!
guidelines!were!built!with!a!basis!on!the!existing!
literature!on!the!topic!and!the!knowledge!
gathered!throughout!the!development!of!the!
research.!Even!though!the!guidelines!were!not!
scientifically!tested,!the!research!team!believes!
that!it!constitutes!a!useful!instrument!for!those!
seeking!BIM!implementation.!The!test!of!the!
proposed!guidance!remains!as!a!topic!for!future!
research.
!
Figure!20.!MCC!Town!Hall!Complex!Research!Process
Awareness(of(Problem(
Obtain(an(Understanding(
Development( Data(Collec:on( Test(the(Solu:on( Assessment(&(Contribu:ons(
Lack%of%knowledge%about%BIM%ROI%from%owners’%perspec;ve%
BIM%Menu%of%benefits%
Review%of%literature%Case%Study:%Town%Hall%Complex%
To%be%tested%in%future%case%study%%
Conceptual(model:%Owners%BIM%
implementa;on:%guidelines%%
BIM%Implementa;on%for%owners:%guidelines%and%conceptual%model%
Lack%of%understanding%about%the%impact%of%BIM%on%the%scope%of%
works%
Lack%of%understanding%about%BIM%
implementa;on%from%owners’%perspec;ve%
BIM%ROI%
BIM%Benefits%
BIM%implementa;on%process%
!
! 40!
3.2 Research!Method!
The!research!strategy!of!this!research!was!case!
study.!As!defined!by!Yin!(2003)!case!study!
research!is!used!to!contribute!to!our!knowledge!
of!individual,!group,!organisational,!social,!
political,!and!related!phenomena.!In!this!
research,!the!contribution!emerged!from!
gathering!knowledge!about!the!implications!for!
owners!of!implementing!BIM!through!the!
investigation!of!the!MCC!Town!Hall!Complex!
Project.!Archival!analysis!was!also!used!to!
complement!the!research!strategy.!
The!investigation!sought!information!about!
many!aspects!impacting!on!BIM!adoption,!
including:!
• The!current!level!of!BIM!capability!and!
maturity!across!the!project!team!members;!
• The!contractual!relationships!between!the!
parts!involved!and!its!impact!on!BIM!
implementation;!
• The!achieved!and!expected!benefits!
obtained!from!BIM!implementation;!
including!the!BIM!tools!and!applications!
used!to!achieve!these!benefits!
3.2.1 Data!Collection!
Data!was!collected!through!observation!of!the!
decisionOmaking!process!during!design!and!preO
construction!phases.!In!addition,!supporting!
documents!were!collected!and!analysed!as!
described!in!the!following.!
Non\participant!observations!in!project!management!meetings:!this!involved!the!observation!of!regular!design!related!meetings!
including:!Project/Programme!Board!meetings;!
THCTP!(Town!Hall!Complex!Transformation!
Programme)!meetings;!PSG!(Project!Steering!
Group)!meetings;!PM!(Project!Management)!
Weekly!Catch!Up!meetings;!Property!FM!
Steering!Group!meetings.!These!meetings!
occurred!on!a!weekly!/!fortnightly!/!monthly!
basis.!Observations!started!on!the!14th!February!
2011!during!3!weeks.!In!total!6!meetings!were!
observed.!The!unit!of!analysis!was!the!benefits!
of!adopting!BIM!from!a!clients’!perspective.!A!
process!register!protocol!(Appendix!4)!was!
devised!for!registering!information.!As!
previously!described,!from!these!observations!it!
became!evident!the!lack!of!a!baseline!for!a!
before!and!after!comparison!of!the!benefits!of!
adopting!BIM.!This!fact!led!the!research!team!to!
change!the!focus!of!the!research!to!the!impact!
on!the!scope!of!works!and!BIM!implementation;!
Non\participant!observations!of!design!development:!Included!observing!design!work!progress!in!the!work!environment.!This!activity!
had!researchers!staying!in!the!design!working!
space!(Open$Plan$Project$Office)!during!working!
hours.!The!researcher!observed!ad!hoc!meetings!
between!the!design!and!contractor!team!and!
clients!as!well!as!the!design!team!modelling!the!
building.!In!instances!where!there!was!doubt!
about!the!procedures!observed,!the!researcher!
asked!the!observed!person!to!provide!details.!
The!design!team!was!required!to!provide!images!
of!the!model!in!development!as!a!source!of!
evidence!of!the!work!developed.!The!
observation!was!registered!with!process!register!
protocol.!In!total!15!days!(6!hours!a!day)!were!
used!to!collect!data.!Data!collection!started!on!
the!18th!April!2011!during!5!weeks.!!
Interviews:!in!total!11!semiOstructured!
interviews!were!conducted!with!the!
multidisciplinary!project!team!(i.e.!designers!and!
contractor’s!representatives!and!client’s!
representatives).!!The!duration!of!interviews!
varied!between!45!to!60!minutes.!A!semiO
structured!interview!proOforma!(Appendix!5)!was!
devised!to!guide!the!interview!process.!The!
interview!had!3!main!areas!including!the!
background!of!the!interviewee,!the!use!of!BIM!
within!the!project!and!facilitators!and!barriers!to!
its!implementation.!Interviews!were!tapeO
recorded!(with!the!exception!of!1!interview)!and!
a!consent!form!was!provided!to!all!interviewees!
(Appendix!6).!!Two!interviews!were!also!carried!
out!with!two!facilities!managers!in!order!to!
!
! 41!
investigate!their!requirements!and!needs!in!
relation!to!maximising!the!use!of!BIM.!The!
interviews!were!also!used!to!assess!the!
integration!between!the!data!organized!into!the!
room!data!sheet!and!the!information!demanded!
to!manage!the!facility.!
Archival!documental!analysis:!a!documental!
analysis!was!carried!out!to!identify!BIM!related!
roles!and!responsibilities!within!the!MCC!in!
relation!to!the!investigated!project.!It!also!aimed!
at!identifying!the!BIM!related!scope!of!activities!
that!have!been!established!and!practiced!
amongst!the!participants!of!the!project.!
Documents!analysed!included!the!Invitation!to!
Tender.!A!detailed!list!of!the!set!of!documents!
that!compose!the!Invitation!to!tender!is!shown!
in!Appendix!7.!
Literature!Review:!a!literature!review!was!carried!out!on!the!topic!of!BIM!implementation.!
The!literature!review!was!used!to!identify!the!
best!practices!in!the!implementation!of!BIM!
within!construction!projects!including!the!fuzzyO
front!end,!design,!construction!and!FM!phases.!
Workshop:!a!3!hours!workshop!was!conducted!on!the!30th!June!2011!by!the!research!group!in!
conjunction!with!the!project!team!(designer,!
contractor!and!client’s!representatives)!in!order!
to!validate!the!research!findings.!In!total,!11!
people!attended!the!workshop!and!4!
researchers!were!involved!in!capturing!
participants’!views!(agreement!and!
disagreement)!of!the!results!presented).!
Participants!were!expected!to!contribute!and!an!
information!package!was!sent!2!days!prior!the!
workshop.!The!information!package!included:!
the!workshop!agenda!and!a!draft!version!of!the!
executive!summary!of!the!research.!The!main!
objectives!of!the!workshop!were:!!
• Validate!perceived!BIM!Maturity!Level;!
• Validate!perceived!BIM!benefits,!barriers!
within!MCC!project;!
• Establish!research!report!steering!committee!
group;!
• Discuss!proposed!report!structure;!
• Discuss!facilities!management!approach.!
3.2.2 Data!Analysis!
The!research!conducted!had!several!smaller!
units!of!analysis!related!to!better!understanding!
the!use!of!BIM!from!owners’!perspectives.!The!
different!units!of!analysis!are!presented!below.!!
• Implementation!Maturity!level:!The!
assessment!of!the!level!of!capability!and!
maturity!of!BIM!implementation!was!made!a$priori$by!the!research!team.!The!results!of!
the!assessment!were!presented!to!project!
team!members!for!validation.!To!this!end,!3!
frameworks!were!used:!the!NBIMS!exchange!
tiers!(NBIMS,!2007);!the!BSI!BIM!
implementation!maturity!model!(BSI,!2011);!
and!the!NBIMS!capability!maturity!model!
(NBIMS,!2007).!
• Formal!and!informal!contractual!
relationships:!Interviews!and!documental!
analysis!were!used!to!understand!the!
contractual!relationships!(formal!and!
informal)!between!the!stakeholders!involved!
in!the!MCC!THC.!!The!object!of!analysis!was!
work!relationships!between!team!members!
and!the!unit!of!analysis!was!the!capacity!of!
setting!work!tasks!for!each!other.!
• Scope!of!Works:!Interviews!and!documental!
analysis!were!used!to!understand!the!scope!
of!works!for!the!project!team!(designers!and!
contractors).!!The!unit!of!analysis!was!
contracted!work,!expected!work!content!and!
delivered!work.!
• Information!Exchange!Standards:!Interviews!
and!documental!analysis!were!used!to!
understand!how!information!was!exchanged!
and!stored!including!the!identification!of!
software!packages,!protocols!for!information!
manipulation!and!media!for!information!
exchange.!
BIM!implementation!strategy:!Interviews!and!
documental!analysis!were!used!to!
understand!what!steps!and!initiatives!where!
undertaken!and!what!facilitators!and!
barriers!where!used!and!overcome!to!
achieve!successful!BIM!implementation.!!
!
! 42!
!
!
!
4 RESEARCH!RESULTS
This!section!presents!the!results!of!the!research!
carried!out!between!February!and!June!2011!in!
the!Town!Hall!Complex!Project.!As!mentioned!in!
the!previous!section!the!data!was!gathered!from!
several!sources!of!evidence.!In!this!respect,!nonO
participant!observations,!documental!analysis,!
literature!review,!and!twelve!semiOstructured!
interviews!were!conducted!with!client’s!
representatives,!design!team,!general!
contractor,!and!M&P!subcontractor.!
4.1 BIM!Implementation!Maturity!Level!Assessment!
• NBIMS!exchange!tiers!(NBIMS,!2007)!
Following!the!model!devised!by!NBIMS,!MCC!
classifies!as!tiers!2!to!3!(Figure!21).!It!was!
identified!that!different!stakeholders!of!the!
project!team!have!more!or!less!capability!to!use!
BIM!within!this!range.!
!
Figure!21.!NBIMS!Exchange!Tier!Architecture!Analysis!of!the!Town!Hall!
Complex!Project!
• BSI!BIM!implementation!maturity!model!(BSI,!2011)!
The!same!applies!in!relation!to!the!BSi!capability!
model.!Following!the!implementation!model!
devised!by!the!BSi,!MCC!is!situated!between!
level!2!and!3!(Figure!22).!
!
Figure!22.!BSi!BIM!Implementation!Maturity!analysis!of!the!Town!Hall!
Complex!Project!
In!respect!to!the!NBIMS!and!BSI!model,!the!
results!demonstrate!that!an!initiative!for!BIM!
implementation!is!been!made!at!project!and!
organisational!level.!It!is!characteristic!that!some!
fragmentation!in!terms!of!implementation!is!
identified!throughout!the!implementation!
process.!In!other!words,!the!implementation!
happens!in!some!areas!first!and!disseminate!as!
the!project!and!organisational!team!become!
more!aware!and!confortable!with!the!changes!
made.!
• NBIMS!capability!maturity!model!(NBIMS,!2007)!
The!assessment!of!the!BIM!maturity!level!
according!to!the!framework!devised!by!NIBS!
shows!that!MCC!is!at!early!stages!of!
1
B/555 Roadmap
Design, Construction & Operation Data & Process Management Introduction The purpose of this “Roadmap” is to document and describe the activities of the B/555 committee (Design, modelling and data exchange) in the immediate past, current and future in support of delivering clear guidance to the UK industry dedicated to providing and operating built assets. It also supports the vision and mission statement of the committee in the reduction of whole life cost, risk, carbon and the timely delivery of buildings and infrastructure projects. To illustrate the process a maturity model has been devised to ensure clear articulation of the standards and guidance notes, their relationship to each other and how they can be applied to projects and contracts in industry.
!"# $%"#
&"#%"#
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!"#$%&%'$()*)+$,$*-
!
!
! 43!
implementation!in!many!areas!(i.e.!scores!
between!2!to!3).!Graphical!Information!has!
received!the!highest!score.!Below,!Table!16!
shows!the!results!achieved!by!the!MCC!project.!
On!the!left!hand!side!(category!column)!an!
explanation!about!why!the!score!was!attributed!
to!the!specific!category!is!given.!
!
!
!
Table!16.!MCC!maturity!level!score!
Category! MCC! Industry!Data!richness:!Limited!reliability!on!
the!model!for!extracting!
information!about!construction!
sequence,!quantity!takeOoff!
partially,!design!compatibility,!
design!coordination,!visualization.!
3! 1!
Life!cycle!views:!Fragmentation!–!
limited!alignment!between!needs!
and!requirements!and!what!has!
been!implemented.!Regarding!the!
development!process,!the!use!of!
BIM!does!not!go!beyond!the!
construction!phase.!Within!the!
design!phase!the!use!is!very!
limited.!There!is!no!“as!is”!model!
that!could!have!been!used!for!
decisionOmaking.!
2! 1!
Roles!or!disciplines:!There!is!no!role!fully!supported!through!the!
BIM.!
2! 1!
Business!Process:!In!the!case!of!FM,!data!has!been!gathered!about!
the!building.!However!the!way!FM!
is!delivered!has!not!been!mapped.!
Data!within!the!FM!spreadsheet!
was!considered!as!a!late!survey!
and!it!might!be!subject!to!change!
as!refurbishment!progress.!
2! 1!
Delivery!method:!The!users!have!access!to!the!BIW!system.!Data!
entry!and!retrieval!is!limited.!
3! 2!
Timeliness!/!Response:!Information!to!respond!questions!
are!not!captured!systematically.!
Awareness!of!how!to!collect!
information!!
3! 1!
Change!Management:!However!the!research!has!no!focus!in!the!
change!management!process.!
2! 1!
Graphical!information:!The!software!packages!utilised!highly!
influence!the!score.!
7! 4!
Spatial!capability:!The!building!is!geographically!located!using!GIS!
information,!however!no!link!with!
the!overall!organisation!was!found.!
3! 1!
Information!accuracy:!Some!
electronic!validation!of!information!
for!inner!spaces.!
3! 2!
Interoperability!/!IFC!support:!interoperability!of!information!
between!the!design!and!contractor!
team.!!Interoperability!does!not!go!
beyond!the!construction!phase.!
2! 1!
Figure!23!shows!an!overview!of!the!capability!
maturity!level!within!the!MCC!Town!Hall!
Complex!Project.!In!blue,!the!perceive!maturity!
of!MCC!THCP!and!in!green!the!overall!industry!
level!of!maturity.3!
!
Figure!23.!MCC!NBIMS!Analysis!of!the!Town!Hall!Complex!Project!
!
4.2 !Project!contractual!organisation!assessment!
MCC!is!the!central!hub!for!the!development.!
Direct!links!between!the!client!(MCC)!and!the!
design!team,!contractor!and!subcontractors!
exist.!However,!the!links!in!between!the!design!
team,!contractors,!and!subcontractors!were!
!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!3!The!overall!industry!level!of!maturity!from!an!
owners’!perspective!was!based!on!the!opinion!of!
experts.!!In!this!respect,!more!research!is!necessary!
to!validate!this!view.!
!
! 44!
direct/indirect.!During!the!workshop!for!data!
validation!project!team!members!argued!that!a!
formal!link!exists.!In!this!respect,!contractual!
documentation!between!designers!and!
contractors!was!not!collected!to!identify!the!
type!of!relationship!between!these!parts.!
However,!according!to!interviewees!the!current!
model!still!lead!to!gaps!in!data!flow!and!to!the!
establishment!of!roles!and!responsibilities.!In!
regards!to!MCC!and!suppliers,!it!was!identified!
that!a!formal/direct!contractual!interaction!
exists!with!key!suppliers.!The!contractual!
organisation!between!client!and!supplier!was!
not!investigated!within!this!research.!Figure!24!
illustrates!the!project!organization!relationships!
amongst!the!different!parts!involved!in!the!
project
!
Figure!24.!Project!participants!interaction!analysis!of!the!Town!Hall!Complex!Project
4.3 !Scope!of!works!
4.3.1 The!RIBA!Plan!of!works!
The!MCC!used!the!RIBA!Plan!of!Work!to!organise!
the!processes!of!managing!and!designing!the!
building!project!as!well!as!to!administer!building!
contracts!according!to!Work!Stages.!!
The!data!collected!through!interviews!and!
documental!analysis!shows!that!the!scope!of!
work!was!not!considerably!increased!with!the!
utilisation!of!BIM!at!the!stage!the!research!was!
conducted!(stage!D),!with!the!exception!of!the!
modelling!work.!Additional!(i.e.!additional!to!the!
original!scope!of!work)!BIMObased!design!
analysis!have!not!been!developed!or!requested!
from!and!to!the!design!team!(the!perception!of!
the!research!team!is!that!there!was!lack!of!
awareness!regarding!the!vast!amount!of!
deliverables/analysis!that!BIM!can!offer.!
4.3.2 The!consideration!of!FM!needs!
It!was!observed!that!some!modelling!work!
related!to!the!incorporation!of!FM!intelligent!
data!within!the!model!was!being!done!by!the!
time!the!research!occurred.!For!instance,!BIMO
based!room!data!sheets!were!prepared!in!order!
to!make!information!about!the!facility!available!
within!the!model!(Table!17).!The!information!
was!organised!according!to!room/space,!and!
include!data!from!several!design!disciplines!such!
as!architecture,!engineering!and!FM.!Below!the!
information!required!within!the!room!data!
sheets.!
!
! 45!
Table!17.!Data!required!for!composing!FM!room\datasheet!
Architects!
Room!area;!
Occupancy;!
Accessibility;!
Floor!/!ceiling!height;!
Finishing!(floor,!wall,!and!ceilings);!
Architectural!notes.!
Facilities!
Man
agers! Fixed!furniture!/!equipment;!
Contract!/!client!supply.!
Acoustic!
Engine
er!
Building!services!NR!level;!
Reverberation!time;!
Impact!sound!insulation!of!floors;!
Airborne!sound!insulation!of!walls;!
Airborne!sound!insulation!of!floors;!
Acoustic!notes.!
Mecha
nical!
Engine
er! Ventilation!system;!
Local!cooling;!
Local!heating;!
PCs?!
Electrical!
Engine
er!
Light!level!(lux);!
Circuit;!
Lighting!other;!
13A!small!power;!
Special!power;!
Security.!
Based!on!the!interviews!with!client’s!
representatives!it!is!clear!that!FM!is!the!key!
purpose!for!using!BIM!in!this!project.!However,!
the!deliverables!of!BIM!that!have!been!more!
explored!are!within!the!design!and!construction!
phases.!
Given!that!BIM!applied!to!FM!is!chief!within!the!
MCC!THCP,!it!was!observed!that!facilities!
managers!recognise!the!usefulness!of!BIM!in!
supporting!facilities!management!processes.!The!
key!expected!benefit!was!related!to!displaying!
accurate!digital!models!of!the!facility.!According!
to!them,!considerable!amount!of!time!is!spent!in!
getting!the!right!information!before!
maintenance!services!are!performed.!In!this!
respect,!nonOnecessary!additional!costs!occur!
due!to!the!age!of!the!building!that!the!
organisation!has!(usually!old!buildings)!and!the!
type!of!documentation!(information)!available!
about!it.!Below!is!a!list!of!identified!items!and!
components!thought!(by!the!FM!team)!
necessary!to!embed!within!the!building!model.!
• Doors;!
• Light!fittings;!
• Emergency!lighting;!
• Power!supplies;!
• Data!points;!
• Fire!detection;!
• Fire!suppression;!
• CCTV;!
• General!security;!
• Fire!equipment;!
• Access!requirements;!
• Furniture;!
• Heritage;!
• BMS!
In!addition,!the!FM!team!revealed!that!detailed!
information!is!needed!to!complement!the!listed!
items.!The!needed!details!vary!depending!on!the!
item/component,!but!in!general!they!are!related!
to!material!specifications,!warranties,!and!
accurate!drawings.!
In!respect!to!the!incorporation!of!FM!
information!within!the!building!model,!it!was!
observed!that!FM!team!representatives!
contributed/participated!in!the!design!phase.!
The!information!provided!by!them!was!
addressed!in!the!design,!however!not!
incorporated!within!the!model.!Amid!the!issues!
discussed!between!the!FM!and!designer!are:!
options!for!better!maintaining!the!facility!
(according!to!current!FM!practices);!increased!
accessibility!to!difficult!areas!both!internal!and!
external!to!the!building;!manoeuvrability!of!
equipment!used!for!maintenance!services!(e.g.!
eye!bolts,!hooks,!lifts).!
4.3.3 BIM!assisted!design!
Considering!that!the!MCC!THCP!is!a!
refurbishment!and!redevelopment!of!a!facility!it!
was!observed!that!the!“as!is”!model!of!the!
!
! 46!
existing!facility!was!not!developed!to!support!
design.!In!other!words,!a!model!of!the!existing!
facilities!was!not!developed!to!analyse!the!
performance!of!the!building!as!it!currently!is!(no!
baseline!for!measuring!improvement!was!
devised).!!!
A!building!survey!was!conducted!to!support!the!
development!of!the!model.!However,!BIM!
support!to!design!development!and!decisionO
making!was!limited!and!similar!to!traditional!
design,!i.e.!the!model!“as!ought!to!be”!has!been!
developed!simultaneously!with!the!design.!
Many!building!components!had!to!be!modelled!
by!the!design!team!due!to!the!nature!of!the!
project!(i.e.!refurbishment).!The!MTHC!is!an!old!
facility!and!bespoken!building!components!to!be!
kept!after!the!refurbishment!had!to!be!
modelled.!!
Moreover,!modelling!has!been!done!at!building!
site!level!and!its!adjacencies.!Urban!scale!
intelligent!data!(at!town!level!and!organisation!
level)!is!not!incorporated!in!the!model.!!
4.3.4 Costing!
The!project!team!used!a!“target!costing”!
approach!to!maintain!costs!within!budget.!In!this!
respect,!the!design!process!involved!the!
development!of!a!candidate!design!solution!that!
once!approved!(in!terms!of!design!and!
construction)!was!costed.!If!the!costs!were!
within!the!budget!the!design!team!would!further!
develop!the!idea,!if!not!a!new!design!solution!
had!to!be!developed.!Because!the!building!
model!had!no!cost!information!linked!to!it,!
iterative!loops!of!design,!approval,!cost!and!
redesign!were!observed!during!the!period!of!
observation.!These!loops!are!thought!to!have!
increased!scope!of!work!developed!by!the!team.!
Nonetheless,!market!testing!commenced!post!
stage!D!due!to!late!involvement!of!the!
contractor.!In!this!respect,!issues!with!cost!
consultant!figures!versus!market!testing!reality!
were!perceived.!
4.4 Information!Exchange!Standards!
In!relation!to!information!exchange!standards,!
the!research!team!did!not!identify!a!shared!
Information!Exchange!Protocol!within!MCC.!
However,!protocols!were!identified!amongst!
members!of!the!project!team!such!as!Data!
Protocol!Standard!(contractor)!and!Drawing!
Protocol!Standard!(design!–!architectural!O!and!
contractor).!
It!was!identified!that!the!contractor!has!
protocols!that!sets!the!minimum!building!model!
content!for!each!design!discipline.!The!
contractor!defined!the!information!content!
protocol!with!a!basis!on!the!necessary!
information!to!perform!its!management!tasks!
(such!as!costing,!site!planning,!construction!
programming,!etc).!The!contractor!does!not!
expect!to!receive!complete!models!from!the!
design!teams.!However,!the!protocols!are!used!
to!assess!the!level!of!completeness!of!each!
building!model!received!from!designers.!
Currently,!there!is!not!a!facility!within!the!
organisation!(MCC)!that!is!managed!with!the!
support!of!BIM!within.!In!this!respect,!
organisational!protocols!for!information!
exchange!were!not!identified.!However,!the!
MCC!THCP!is!considered!a!pilot!project!and!
efforts!are!being!made!towards!the!
establishment!of!standard!protocols.!
At!project!level,!the!scope!of!services!(as!defined!
with!a!basis!on!the!RIBA!plan!of!works)!was!
unclear!with!regards!information!exchange!
content.!No!evidence!was!found!about!the!
establishment!of!types!and!levels!of!detail,!
modelling!tolerances!and!content!at!different!
stages!of!design!development.!
4.5 BIM!Implementation!Process!
The!implementation!of!BIM!in!the!MCC!THCP!
started!with!the!selection!of!BIMOcapable!design!
and!construction!teams.!However,!It!was!
perceived!that!the!client!(MCC)!expected!some!
!
! 47!
support!for!implementing!BIM!(at!FM!–!project!
level!–!and!organisational!level)!from!the!design!
and!contractor!teams.!However,!the!
implementation!of!BIM!at!organisational!level!
for!nonOconstruction!related!business!clients!
(such!as!MCC)!was!not!a!service!offered!by!the!
design!and!construction!team!at!the!time!the!
research!was!done.!!
It!was!also!perceived!that!the!project!team!
shared!enthusiasm!to!explore!the!benefits!of!
BIM!within!the!MCC!THCP.!However,!no!
evidence!was!found!that!an!implementation!
plan!was!devised!to!drive!the!team.!Other!
factors!indicates!a!less!structured!BIM!
implementation!within!this!project,!including:!!
• Lack!of!awareness!regarding!all!BIM!analysis!
(deliverables)!that!MCC!THCP!would/would!
not!benefit!from!(benefits!different!from!the!
explored!ones);!
• Capability!and!maturity!goals!were!not!clear!
for!the!project!team!and!for!the!
organisation;!
• Lack!of!BIM!coordinator!within!the!client’s!
representatives.!In!this!respect,!a!BIM!expert!
was!selected!from!the!design!team!(first)!
and!from!contractor!(later).!However,!BIM!
implementation!within!the!organisation!was!
not!included!in!the!scope!of!work!contracted!
by!the!client!within!the!project.!Thus,!the!
coordinator!acted!as!a!facilitator!for!BIM!
within!the!project.!
• The!design!process!was!set!in!a!traditional!
manner,!i.e.!involvement!of!stakeholders!at!
different!stages;!“overOtheOwall”!approach!to!
design;!!
• Lack!of!awareness!regarding!what!
organisational!processed!would!
improvement!with!BIM!being!implemented.!
4.6 BIM!Initiative!
The!initiative!to!use!BIM!within!the!Town!Hall!
Complex!Project!came!from!Manchester!City!
Council.!In!this!respect,!the!research!group!
identified!several!factors!that!triggered!the!
implementation!of!BIM.!They!are:!
• MCC!willingness!to!implement!BIM!(at!
project!level);!
• MCC!vision/aspiration!in!using!BIM!to!better!
manage!its!facilities;!
• The!fact!that!different!stakeholders!use!BIM!
as!a!standard!process!or!business!model;!
• The!good!team!spirit!to!contribute!to!the!
project.!
Along!with!those!triggering!factors,!a!number!of!
drivers!were!also!identified!during!the!research.!
They!are:!
• Client’s!contractual!requirement!for!using!
BIM!within!this!project;!
• Complexity!of!the!building!(BIM!used!to!
provide!transparency);!
• Increased!consistency!(better!to!exchange!
data!using!BIM);!
• Improved!FM;!
• Increased!efficiency!and!effectiveness!of!the!
design!and!construction!process.!
4.7 BIM!benefits!expected!(client!perspective)!
The!identified!BIM!benefits!expected!from!MCC!
project!team!were:!
• BIM! supported! facilities! management!
(potential)!
• Intelligent!room!datasheets!(potential);!
• LifeOcycle!maintenance!costs!simulation!
(expected);!
• Purchasing!earlyOwarning!system!
(expected);!
• Maintenance!earlyOwarning!system!
(expected);!
• Visualisation!to!support!decisionOmaking;!
• Improved!design!coordination;!
• Energy!use!simulation!(expected);!
!
! 48!
• Sustainability!simulation!(expected).!
4.8 BIM!benefits!explored!in!the!MCC!project!
The!research!group!sought!to!gather!evidence!
about!the!uses!of!BIM!within!the!THCP.!Several!
uses!were!identified!and!they!are!presented!
below!according!different!perspectives!across!
the!project!team.!
• From!Design!Team!point!of!view:!
• Visualisation!to!support!decisionOmaking;!
• Design!coordination!(clash!detection);!
• Automated!model/drawing!upOdates;!
• Generation!of!various!schedules!room!
data!sheets.!
• From!Contractor!and!Subcontractors!point!of!
view:!
• Automated!quantity!takeOoff!(limited);!
• 4D!(time)!construction!programme;!
• 5D!(cost)!construction!programme!
(limited);!
• Design!coordination!(clash!detection);!
During!the!workshop!conducted!to!validate!the!
research!findings,!a!number!of!additional!BIM!
benefits!were!mentioned!by!contractor’s!
representatives4,!including:!
• Site!setting!out;!!
• Site!innovation!animation;!
• Specific!technical!details;!
• Method!statements;!
• Temporary!works;!
• Data!exchange!with!supply!chain;!
• O&M!manuals;!
• Logistics!+!phasing;!
• Visualisation.!
It!is!safe!to!say!that!the!main!use!of!BIM!within!
the!observed!period!was!visualisation!to!support!
decisionOmaking!(Figure!25!to!17).!The!model’s!
ability!to!convey!design!information!across!the!
!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!4!The!research!team!does!not!have!evidence!that!
these!additional!benefits!were!delivered!for!the!MCC!
THCP.!
project!team,!and!also!for!people!not!familiar!
with!2D!drawings!was!considered!extremely!
useful!and!appropriate.!Examples!of!3D!images!
are!presented!initially!to!illustrate!this!feature.!In!
addition,!figures!representing!some!other!uses!
of!BIM!are!also!depicted.!
!
! 49!
!
Figure!25.!Visualisation!of!Town!Hall!Complex!Project!(courtesy!of!Ian!Simpson!Architects)!
!
! !
Figure!26.!Sections!of!Town!Hall!Extension!(courtesy!of!Ian!Simpson!Architects)!
!!
Figure!27.!External!view!of!Town!Hall!Extension!(courtesy!of!Ian!Simpson!Architects)!
!
! 50!
!
Figure!28.!Visualisation!courtyard!roof!(Town!Hall!Extension!\!courtesy!of!Ian!Simpson!Architects)!
!
Figure!29.!Visualisation!courtyard!roof!(Town!Hall!Extension!\!courtesy!of!Ian!Simpson!Architects)
Figure!28!and!Figure!29!were!used!to!support!
decisionOmaking!regarding!the!courtyard!roof!in!
the!Town!Hall!Extension.!According!to!the!
architects,!the!3D!model!was!used!to!
demonstrate!different!design!solutions.!In!this!
respect,!the!option!depicted!in!the!Figure!28!was!
chosen!in!a!meeting!involving!different!
stakeholders!and!project!team!members.!
!
! 51!
! !
Figure!30.!Visualisation!(Central!Library!\!courtesy!of!Ryder!Architecture)
According!to!the!architects!the!model!was!used!
“live”!in!different!meetings!to!coordinate!the!
design!of!services,!smoke!ventilation,!and!
structure!systems.!In!this!respect,!using!a!3D!
model!for!explaining!design!solutions!was!
considered!extremely!easier!in!comparison!with!
past!projects!where!2D!drawings!were!used.!“In!
general,!ley!people!have!difficulties!to!
understand!2D!drawings”.!Figure!30!shows!the!
staircase!in!the!Central!Library!and!its!relation!to!
the!other!building!elements.!
!
!
Figure!31.!Design!coordination!between!architectural!design!and!MEP!(Central!Library!\!courtesy!of!Ryder!Architecture)!
!
! 52!
! !
Figure!32.!Design!coordination!between!architectural!design!and!MEP!(Central!Library!\!courtesy!of!Ryder!Architecture)
Figure!31!shows!an!overall!view!of!different!
disciplines!(architectural!design!and!MEP)!and!
Figure!32!shows!coordination!issues!identified!
with!the!3D!model.!There!are!some!graphics!
issues!when!exporting!images!from!Revit!causing!
some!elements!to!be!shown!in!front!of!walls!
when!they!are,!in!reality,!behind!the!(Figure!19!–!
right).!In!this!respect,!MEP!designers!had!not!
used!the!correct!levels!for!the!ground!floor!slab!
and!structure!in!this!area;!hence!there!are!
clashes!with!the!ducts!and!cable!routes!(Figure!
19!–!right!and!left).!
!
Figure!33.!Coordination!issue!between!different!models!(Central!Library!and!Town!Hall!Extension!\!courtesy!of!Laing!O’Rourke)!
!
! 53!
! !
Figure!34.!Coordination!issues!within!the!model!(courtesy!of!Laing!O’Rourke)
Similarly!to!the!design!coordination!issues!
mentioned!before,!Figure!33!and!Figure!34!
illustrates!coordination!problems!that!were!
found!with!the!support!to!the!models.!Figure!33!
is!clear!that!different!design!coordinates!were!
used!for!the!two!buildings!of!the!THCP.!Figure!34!
(left)!shows!coordination!issues!that!emerged!
between!a!wall!in!the!council!chamber!area!
MEP.!Figure!34!(right)!shows!identified!
coordination!issues!related!to!slab!level!and!pile!
cap!level!caused!by!an!incorrect!dimension!on!a!
column!length.
!
Figure!35.!Automated!quantity!takeoff!(courtesy!of!Laing!O’Rourke)!
!
!
! 54!
!
Figure!36.!Quantity!of!concrete!to!be!used!for!pile!caps!(courtesy!of!Laing!O’Rourke)
Figure!35!is!a!snapshot!of!a!BIMOenabled!
spreadsheet!used!for!quantity!takeOoff.!In!the!
spreadsheet,!the!quantities!of!concrete!required!
for!different!elements!of!the!structure!are!
presented!against!a!Gant!Chart!for!installation!
and!pouring!sequence.!Figure!36!is!an!extract!of!
the!previous!image!and!shows!the!quantity!of!
concrete!(red!circle)!related!to!the!pile!caps.!
!
Figure!37.!Intelligent!object!data\base!(courtesy!of!Laing!O’Rourke)
Figure!37!shows!the!typical!properties!of!the!
slab!when!selected!in!the!model.!The!property!
list!alters!depending!on!the!object!selected.!For!
instance,!a!column!would!have!different!unique!
properties.!
Figure!38!is!a!sequential!illustration!of!the!
concrete!construction!process!in!the!Central!
Library.!The!images!show!the!existing!slab!(25a)!
with!cut!for!new!pile!caps!and!the!concrete!
construction!sequence!of!slabs!and!columns!
(25b!to!25i).!
!
! 55!
a! b! c!
d! e! f!
g! h! i!
Figure!38.!4D!construction!sequence!(Central!Library!\!courtesy!of!Laing!O’Rourke).
4.9 Barriers!to!BIM!implementation!&!perceived!inefficiencies!
The!capability!and!maturity!assessment!
demonstrated!that!the!MCC!THCP!has!BIM!
implemented!to!a!certain!degree!within!the!
project.!It!was!perceived!that!the!willingness!to!
change!(from!the!project!team)!was!a!key!factor!
that!supported!such!implementation.!
In!terms!of!barriers!to!a!more!mature!
implementation,!the!perception!is!that!the!lack!
of!understanding!about!systematic!approaches!
for!BIM!implementation!had!a!considerable!
impact!on!more!advanced!use!of!BIM!within!the!
project!and!within!the!organisation.!!Another!
factor!that!seems!to!contribute!was!the!lack!of!a!
independent!(from!designers!and!contractor)!
BIM!coordinator!within!the!client’s!side!and!the!
lack!of!clarity!regarding!how!FM!process!would!
benefit!from!BIM!utilisation.!
In!terms!of!personnel,!the!project!team!
participated!in!BIMOrelated!workshops.!Whilst!
this!approach!was!sufficient!to!raise!BIM!
awareness,!it!was!perceived!that!project!
members!should!undertake!further!training.!In!
this!respect,!no!internal!training!or!training!
programme!has!been!delivered.!
In!terms!of!identified!inefficiencies,!modelling!
rework!occurred!due!to!the!designOapprovalO
costOapproval!process!(the!target!costing!
approach).!Also,!decisionOmaking!in!earlier!
stages!of!design!did!not!use!BIM!to!support!
decision.!In!other!words,!the!decision!to!
undertake!a!major!project!(MCC!THCP)!was!done!
with!the!support!of!BIM.!Finally,!the!accuracy!of!
information!between!existing!building!and!
model!is!disputed
! !
!
! 56!
!
!
!
5 REMARKS!AND!CONCLUSIONS
This! report! focused! on! the! interOorganisational!
aspects!of!Building!Information!Modelling!(BIM),!
i.e.! communication,! collaboration,! and! data!
sharing!between!the!project!shareholders!during!
the!design!and!construction!planning.!The!use!of!
BIM!applications!implies!changing!the!traditional!
documentObased!ways!of!design,!production!and!
FM!used!by!teams!to!operate!and!collaborate.!
In! generic! terms,! the! aim! of! the! research! was!
better!understand!the!impacts!of!adopting!BIMO
based!methods.!In!specific!terms,!the!aim!was!to!
understand! BIM! implementation! process! from!
owners’! perspective! and! to! identify! the! effects!
of!adopting!BIMObased!methods!on!the!scope!of!
works! of! designers,! contractors! and! FM! teams.!
The! objectives! of! the! research! include! devising!
guidelines!for!owners’!to!implement!BIM.!
The!adopted!research!strategy!was!case!study.!
The!object!of!analysis!was!the!development!of!a!
construction!project!(the!Manchester!Town!Hall!
Complex!O!MTHC)!and!the!unit!of!analysis!was!
the!implementation!and!use!of!BIM!within!the!
project.!Information!was!collected!through!nonO
participant!observation,!interviews!and!
documental!analysis.!The!information!gathered!
was!validated!through!a!workshop!involving!
project!participants.!
In!regards!to!the!method!used!to!assess!BIM!
capability!and!maturity,!results!shows!that!at!a!
project!level,!the!capability!and!maturity!levels!
are!dependent!on!the!BIM!capability!and!
maturity!of!the!stakeholders!involved!(i.e.!the!
owners!representative,!the!design!team!and!the!
contractor).!Because!the!project!team!is!
assembled!for!one!instantiation!(the!project)!it!is!
expected!that!there!will!be!capability!and!
maturity!differences!amongst!project!members.!
Those!differences!were!depicted!in!Table!18!
below.!In!this!respect,!the!capability!and!
maturity!of!stakeholders!is!a!new!dimension!that!
should!be!added!to!the!NIBS!CMM!model!as!it!
allows!the!identification!of!the!more\less!
capable/mature!players.!For!that,!a!simple!
colour!coded!scheme!can!be!used!for!each!
member.!
Table!18.!Ranges!of!maturity!levels!according!to!project!participants!
In!terms!of!generic!guidance!for!BIM!
implementation!from!an!owner’s!perspective,!
four!steps!were!recommended:!
• The!setting!of!a!organisational!performance!
baseline!(i.e.!problems!and!inefficiencies!of!
!
! 57!
the!services!that!the!organisation!uses!and!
delivers);!
• Streamline!processes!before!any!financial!
commitment!is!made!in!technology.!
Promote!process!changes!and!reset!the!
baseline!to!identify!which!problems!can!be!
tackled!by!implementing!BIM!and!what!
benefits!can!be!achieved!and!the!costs!
associated!with!the!implementation;!
• Once!BIM!is!the!way!forward,!measure!the!
existing!capability!and!maturity!of!the!
relevant!stakeholders!(at!project,!
organisation!and!industry!level)!and!set!the!
level!of!implementation!to!be!achieved.!
• Finally,!clearly!set!the!BIM!deliverables!at!
project,!organisation!and!industry!level!and!
the!necessary!processes,!resources!and!
protocols!to!enable!delivery.!!
In!relation!to!the!research!findings!and!MCC!
project!specific!issues!some!key!issues!are!
highlighted!below.!
• Project!contractual!organisation!assessment:!
direct!formal!contracts!exists!between!the!
client!(MCC)!and!the!design!team,!contractor!
and!subcontractors.!The!same!was!not!
identified!between!the!design!team,!
contractor!and!subcontractors.!Therefore,!it!
is!recommended!the!formalisation!of!those!
links!in!order!to!avoid!gaps!in!data!flow!and!
the!establishment!of!roles!and!
responsibilities.!
• Scope!of!works:!the!adoption!of!BIM!
suggests!that!there!were!some!increase!in!
the!scope!of!works!contracted.!The!RIBA!
plan!of!works!(as!currently!stands)!was!
considered!insufficient!to!deal!with!the!
issues!related!to!increased!outputs!and!
amount!of!information!generated.!
Therefore,!an!alternative!method!to!regulate!
scope!of!work!is!necessary.!Additionally,!the!
content!that!each!project!team!member!
should!include!within!the!model!must!be!
agreed!between!participants.!Finally,!the!
BIM!deliverables!should!be!defined!upOfront.!
Similarly!to!the!construction!industry!in!general,!
the! initial! findings! indicate! that! MCC! is! at! the!
early! stages! of! implementation! but! progressing!
rapidly.! The! willingness! of! MCC! to! implement!
BIM! and! their! vision! in! using! BIM! to! improve!
facilities! management! is! paramount! in! this!
process.! Another! key! component! identified! is! a!
truly! collaborative! environment.! The! core! team!
(circa! 100! people),! including! the! client! and! key!
suppliers,! works! in! an! open! plan! project! office.!
Crucial! factors! for! success! are! the! ability! of!
participants! to! use! BIM! as! a! standard! process!
and!the!good!team!spirit.!
One!of!the!limitations!of!the!research!in!this!area!
is! that! the! literature! about! BIM! supporting!
owner’s! activities! is! recent! and! not! much! is!
known! about! the! real! benefits! that! BIM! can!
bring! to! the! organisation.! Therefore,! further!
research!is!recommended!in!the!following!areas:!
• Does!FM!and!OM!benefit!from!BIM?!
• Does!BIM!enable!integrated!organisational!
facilities!management?!
• Does!BIM!enable!better!decisionOmaking!in!
refurbishment!projects?!
• Does!BIM!enable!better!and!integrated!
organisational!decisionOmaking?!
!
Acknowledgements!
The!University!of!Salford!research!team!would!
like!to!acknowledge!all!the!time!given!by!project!
team!members!to!the!realisation!of!this!
research.!In!special!to!John!Lorimer!whose!
enthusiasm!led!to!the!establishment!of!the!
research!collaboration!between!Salford!
University!and!Manchester!City!Council.!
!
! 58!
!
!
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!
!
7 GLOSSARY!OF!TERMS!
BIM!Application:!A!very!broad!category!of!any!software!that!can!be!used!with!a!BIM!platform!
or!BIM!environment!to!support!Building!
Information!Modeling.!Thus!traditional!
applications!such!as!drafting,!rendering,!
specification!writing!and!engineering!analysis!
tools!are!all!potentially!BIM!application,!if!
workflows!and/or!data!exchange!integrates!
them!in!Building!Information!Modelling!
(Eastman!et!al.,!2011).!
BIM!Environment:!A!BIM!environment!is!the!
functional!capability!embedded!in!a!BIM!Server.!
It!encompasses!the!data!management!
information,!and!software!for!enforcing!policies!
and!practices!that!integrate!the!applications!
(tools!or!platforms)!within!an!organisation.!A!
BIM!environment!is!supported!by!a!set!of!
policies!and!practices!that!facilitates!
management!of!BIM!project!data!(Eastman!et!
al.,!2011).!
BIM!Platform:!A!BIM!design!application!tat!
generates!data!for!multiple!uses!and!
incorporates!multiple!tools!directly!or!through!
interfaces!with!varying!levels!of!integrations.!
Most!BIM!design!applications!serve!not!only!a!
tool!function,!such!as!3D!parametric!object!
modelling,!but!also!other!functions,!such!as!
drawing!production!and!application!interface,!
making!them!also!platforms!(Eastman!et!al.,!
2011).!
BIM!Process:!A!process!that!relies!on!the!information!generated!by!a!BIM!design!tool!for!
analysis,!fabrication!detailing,!cost!estimation,!
scheduling!or!other!use!(Eastman!et!al.,!2011).!
BIM!Server:!A!BIM!server!is!a!database!system!
whose!schema!is!based!on!a!object!based!
format.!It!is!different!from!existing!project!data!
management!(PDM)!systems!and!webObased!
project!management!system!in!that!PDM!
systems!are!file!based!systems,!and!carry!CAD!
and!analysis!package!project!files.!BIM!servers!
are!objectObased,!allowing!query,!transfer,!
updating!and!management!of!individual!project!
objects!from!a!potentially!heterogeneous!set!of!
applications!(Eastman!et!al.,!2011).!
BIM\based!design:!in!this!document!refers!to!
designing!by!using!virtual!objects!that!represents!
elements!of!the!building.!The!virtual!objects!are!
constituted!of!interconnected!intelligent!data!
including!geometry,!properties,!quantities,!
spatial!and!functional!relationships!of!building!
components,!and!possibly!geographical!
information!(GIS).!
BIM:!in!this!document!refers!either!Building!
Information!Modelling,!the!process!of!
generating!and!managing!building!data!during!its!
life!cycle,!or!Building!Information!Model,!
product!of!the!modelling!process.!According!to!
NIBS!(2007)!BIM!can!be!describe!within!three!
categories:!BIM!as!a!product!or!intelligent!digital!
representation!of!data!about!a!capital!facility.!
BIM!as!a!collaborative!process!which!covers!
business!drivers,!automated!process!capabilities,!
and!open!information!standards!use!for!
information!sustainability!and!fidelity;!BIM!as!a!
facility!lifecycle!management!tool!of!well!
understood!information!exchanges,!workflows,!
and!procedures!which!teams!use!as!a!
repeatable,!verifiable,!transparent,!and!
sustainable!information!based!environment!used!
throughout!the!building!lifecycle.!
Building!Data!Model:!an!object!schema!suitable!
for!representing!a!building!and!its!supporting!
!
! 64!
data,!such!as!information!about!building!parts,!
users,!energy!loads,!or!processes.!A!building!data!
model!may!be!used!to!represent!schemas!for!file!
exchange,!for!XMLObased!web!exchange,!or!to!
define!a!database!schema!for!a!repository.!The!
main!examples!of!building!data!models!are!IFC!
and!CIS/2!(Eastman!et!al.,!2011).!
Building!Model!(or!Building!Object!Model):!!this!consists!of!a!digital!database!of!a!particular!
building!that!contains!information!about!its!
objects.!This!may!include!its!geometry!(generally!
defined!by!parametric!rules),!its!performance,!its!
planning,!its!construction!and!later!its!operation.!
A!Revit® model!and!a!Digital!Project®!model!of!
a!building!are!examples!of!building!models!
(Eastman!et!al.,!2011).!
Building!Objects:!!Building!objects!are!the!things!or!parts!that!make!up!a!building.!Objects!can!be!
aggregated!into!higherOlevel!objects,!such!as!
“Assemblies”;!assemblies!are!also!objects.!More!
generally,!an!object!is!any!unit!of!a!building!that!
has!properties!associated!with!it.!Thus!the!
spaces!in!a!building!are!also!objects.!Building!
objects!are!a!subset!of!the!objects!making!up!a!
building!model!(Eastman!et!al.,!2011).!
CIS/2!(CIMsteel!Integration!Standard/version!2):!A!data!exchange!schema!specifically!
addressed!to!represent!steel!in!buildings!and!
structures.!This!standard!is!endorsed!and!
supported!by!the!American!Institute!of!Steel!
Construction.!It!relies!on!ISOOSTEP!software!
technology!(Eastman!et!al.,!2011).!
COBIE!(Construction!Operations!Building!Information!Exchange):!!
Constraints:!According!to!Monedero!(xxxx)!“the!
notion!of!constraint!implies!a!model!with!an!
extended!database.!A!constraint!is!a!relation!
that!limits!the!behaviour!of!an!entity!or!a!group!
of!entities.!A!polyline,!for!example,!can!be!
understood!as!a!collection!of!curves!with!
vertices!constrained!to!remain!attached.”!A!
constraint!can!be!of!two!types,!geometrical!(e.g.!
parallelism,!perpendicularity,!tangency,!etc)!and!
physical!or!engineering!(e.g.!area!=!
force/pressure).!
Document\based!design:!in!this!document!
refers!to!the!traditional!way!of!designing!where!
drawings!are!generated!as!a!2!dimensional!(2D)!
representation!of!the!product.!The!drawings!are!
constituted!of!lines!and!other!graphical!elements!
(nonOintelligent!geometry)!that!is!an!abstract!
representation!of!elements!of!the!building!(e.g.!
walls,!windows,!doors,!etc.).!
Exchange!Schema:!A!method!to!define!the!
structure!of!data!for!exchange!abstractly,!for!
possible!mapping!to!different!formats,!such!as!a!
text!file,!XML!or!a!database.!IFC,!CIS/2!and!ISO!
15926!are!example!exchange!schemas.!
IFC!(Industry!Foundation!Classes):!An!international!public!standard!schema!for!
representing!building!information.!It!uses!ISOO
STEP!technology!and!libraries!(Eastman!et!al.,!
2011).!
Interoperability:!The!ability!of!BIM!tools!from!
multiple!vendors!to!exchange!building!model!
data!and!operate!on!that!data.!Interoperability!is!
a!significant!requirement!for!team!collaboration!
and!data!movement!between!different!BIM!
platforms!(Eastman!et!al.,!2011).!
ISO\STEP:!International!Standards!Organization!–!Standard!for!the!Technical!Exchange!of!Product!
Model!Data;!officially!Technical!Committee!
TC184!and!a!standard!10303!dealing!with!
industrial!automation.!ISOOSTEP!provides!the!
foundation!technologies,!tools!and!methods!for!
developing!interoperability!tools!and!standards!
in!manufacturing,!aerospace,!shipbuilding,!and!
process!and!industrial!plants.!It!is!the!technology!
basis!for!IFC,!CIS/2!and!many!other!exchange!
schemas!and!formats.!
Object!Class!(or!Object!Family):!!In!parametric!
modelling,!object!classes!are!the!information!
structures!for!defining!object!instances.!
Architectural!BIM!design!tools!have!object!
classes!for!Walls,!Doors,!Slabs,!Windows,!Roofs!
and!so!forth,!while!a!structural!BIM!tool!will!
!
! 65!
have!objects!classes!for!connections,!rebar,!preO
stress!tendons!and!so!forth.!The!object!class!
defined!how!instances!of!a!class!are!structured,!
how!they!are!edited!and!how!they!behave!when!
their!context!changes!(Eastman!et!al.,!2011).!
Object\Based!Parametric!Modelling:!The!technology!on!which!most!BIM!design!
applications!are!based.!Includes!the!ability!to!
define!individual!objects!whose!shape!and!other!
properties!that!can!be!controlled!parametrically.!
It!also!applies!to!assemblies!of!objects,!possibly!
up!to!the!building!scale!that!allows!the!
assemblies!to!be!controlled!by!parameters!
(Eastman!et!al.,!2011).!
Parametric!Objects:!A!limited!form!of!
parametric!modelling,!where!a!single!object!can!
be!created!or!edited!through!its!parameters.!
Parametric!objects!do!not!allow!a!user!to!
compose!an!assembly!of!objects!and!the!
resulting!assembly!to!then!be!updatable!by!a!
local!or!global!change!to!parameters!(Eastman!et!
al.,!2011).!
Schema:!As!applied!to!databases,!the!abstract!representation!or!model!of!data!for!some!use.!
SQL!is!a!popular!database!language!for!creating!
and!operating!on!database!schemas!(Eastman!et!
al.,!2011).!
!
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! 66!
!
!
!
8 CASE!STUDY!
Using!BIM!for!FM!\!Sydney!Opera!House!FM!Exemplar!Project!
This!section!was!literally!extracted!from:!Sabol,!L.,!2008.!Building!Information!Modelling!
&!Facility!Management.!Design!+!Construction!
Strategies.![online]!Available!at:!
<http://www.dcstrategies.net/files/2_sabol_bi
m_facility.pdf>![Accessed:!21!September!
2011].!
In!2005,!the!Australian!Cooperative!Research!
Centre!for!Construction!Innovation!embarked!
on!the!Sydney!Opera!House!(SOH)!FM!
Exemplar!Project!to!identify!Facilities!
Management!industry!best!practices.!Along!
with!researching!procurement!and!
benchmarking,!the!twoOyear!study!also!
investigated!digital!modeling!–!BIM.!The!lack!of!
consistent!data!in!a!single!source!has!become!
an!onOgoing!issue!to!the!management!of!the!
facility,!one!that!the!project!hopes!to!resolve.!
Preliminary!research!suggests!that!a!3D!digital!
model!of!Sydney!Opera!House,!populated!with!
the!appropriate!data,!will!save!time!while!
improving!the!operation!of!the!facility!through!
consistent,!accurate!and!current!data!that!
enables!faster!and!more!effective!
management.!
Why!the!Sydney!Opera!House!needed!a!Building!Information!Model!
Sydney!Opera!House!is!a!large,!very!complex!
structure,!housing!equipment!and!activities!
that!are!equally!complex.!Commencing!in!
1958,!the!original!documents!were!hardcopy!
paper!and!pencil/ink!drawings.!While!excellent!
paper!archives!exist,!this!documentation!did!
not!adequately!describe!the!building!that!was!
ultimately!completed!in!1973.!The!final,!
complete!building!varies!from!the!architect's!
original!drawings,!and!unfortunately!no!
definitive!set!of!plans!or!documentation!
incorporating!the!changes!existed.!CAD!
drawings!of!the!existing!facility!were!created!in!
the!late!1980s,!but!proved!unreliable!and!
uncoordinated.!
The!building!has!reached!a!milestone!age!in!
terms!of!the!condition!and!maintainability!of!
key!public!areas!and!service!systems,!
functionality!of!spaces!and!longer!term!
strategic!management.!Major!building!
upgrades!are!being!planned!that!will!put!
considerable!strain!on!existing!Facilities!
Portfolio!services,!and!their!capacity!to!manage!
them!effectively.!
The!facility!does!not!have!one!unified!facility!
management!system,!currently!relying!on!
several!different!and!incompatible!systems!to!
manage!functions!as!diverse!as!building!
maintenance,!accounting,!building!
presentation!and!asset!value!management.!The!
organization’s!multimillion!dollar!annual!
budget!for!O&M!and!large!technician!(40!to!50!
personnel)!and!contractor!group!(over!200!
workers!per!week)!demand!a!more!integrated!
system!that!accommodates!the!constant!
changes!occurring!in!the!facility!and!its!
complex!conditions.!
Building!an!FM!Data!Model!
The!SOH!developed!a!building!information!
model!to!be!used!for!full!lifecycle!management!
of!the!facility.!The!creation!process!did!more!
than!record!the!physical!structure!of!the!
building;!it!also!incorporated!huge!amounts!of!
!
! 67!
service,!maintenance!and!cost!information.!
The!model!includes!all!information!about!
objects!within!the!building,!such!as!lifts,!
ventilation!and!fire!systems,!and!importantly!
the!relationship!between!them,!in!a!single!
repository.!
The!modeling!was!divided!into!a!master!model!
and!logical!disciplineOspecific!subOmodels!
(architectural,!structure,!mechanical,!electrical,!
and!others).!A!3D!structural!model!created!by!
Arup,!SOH’s!consulting!engineers,!was!used!as!
the!basis!for!model!development.!The!master!
model!supported!different!spatial!hierarchies:!
location!zones,!functional!spaces,!rooms!and!
places!to!organize!interior!space!for!multiple!
purposes.!The!master!model!integrates!GIS!
data!(via!IFCs)!to!provide!a!site!underlay!
replete!with!data!about!utilities,!underground!
utilities,!terrain,!and!other!site!attributes.!
Model!entities!(or!objects)!that!have!asset!
maintenance!requirements!were!populated!
with!data!fields!(e.g.!name,!location,!
maintenance!task,!and!schedule).!General!data!
attributes!for!operations!and!maintenance!
were!also!applied,!notably!a!set!of!data!fields!
for!Building!Condition!Index!that!included!
sixteen!fields!to!track!the!general!appearance,!
tidiness!and!cleanliness!of!functional!spaces!of!
the!building.!
The!Industry!Foundation!Class!(IFC)!data!model!
was!an!integral!part!of!the!SOH!model!
development.!The!model!development!used!
IFCs!to!transport!Arup’s!structural!design!in!
(Bentley!Triforma)!model!to!their!BIM!
application!(ArchiCAD)!for!further!modeling,!
with!further!exports!to!their!FM!software!via!
IFCs.!
The!integration!of!FM!applications!and!IFCO
compliant!BIM!is!in!its!infancy.!To!support!the!
FM!processes!using!the!IFC!at!the!Sydney!
Opera!House,!the!team!developed!guidelines!
and!modeling!practices!and!formalized!them!
into!a!specification.!The!document!describes!
how!information!and!conventions!specific!to!
Sydney!Opera!House!were!incorporated!in!BIM!
and!enabled!the!organization!to!develop!a!BIM!
with!consistency.!
Major!Findings!and!Conclusions!
The!FM!Exemplar!Project!has!established!that!
building!information!modeling!is!an!
appropriate!and!beneficial!technology!enabling!
storage!and!retrieval!of!integrated!building,!
maintenance!and!management!data!for!Sydney!
Opera!House.!
In!the!technical!review,!using!this!approach!
yielded!several!advantages!such!as!consistency!
in!the!data,!intelligence!in!the!model,!multiple!
representations!such!as!twoO!and!three!
dimensional!(2D!and!3D)!reports,!an!integrated!
source!of!information!for!existing!software!
applications,!and!integrated!queries!for!data!
mining.!The!standardized!building!model!acts!
as!the!main!dataOstructure!that!can!be!
extended!with!other!data!sources!as!each!
element!of!the!model!such!as!a!wall,!furniture,!
a!room,!or!a!grouping!of!elements!has!a!unique!
identifier.!This!unique!identifier!can!be!used!as!
a!basis!for!correlating!different!datasets,!
thereby!opening!up!query!capabilities!across!
different!datasets.!
To!support!the!FM!processes!using!IFC!
exchanges!from!a!BIM,!a!Sydney!Opera!House!
specification!was!developed,!which!will!be!
critical!to!final!development.!Tests!with!partial!
data!demonstrated!that!a!complete!BIM!was!
realistic,!but!reliant!on!support!of!exchange!
standards!by!participating!Oand!still!evolving,!
software!applications.!
Specific!benefits!of!BIM!to!Sydney!Opera!House!
Facilities!Management!include:!
•! Fostering!faster!and!more!effective!
facilities!management!by!providing!information!
that!is!easily!shared!and!reused!by!the!variety!
of!contractor!and!staff!employed!in!the!
organization.!
!
! 68!
•! For!upgrade!and!refurbishment!
projects,!the!capability!to!analyze!the!designs!
thoroughly,!and!perform!simulations!easily.!
•! Ability!to!control!wholeOofOlife!costs!
and!environmental!data!leads!to!predictable!
building!performance!and!tighter!budget!
planning.!
It!is!only!a!matter!of!time!before!a!protocol!is!
fully!established!to!export!the!valuable!data!in!
BIM!models!to!FM!applications.!Data!formats,!
vocabularies!and!data!exchange!policies!need!
to!mature!before!such!an!application!is!useful!
for!the!average!facility!manager.!However,!the!
experience!of!the!Sydney!Opera!House!FM!
Exemplar!Project!demonstrates!the!value!of!
developing!standards!to!organize!this!
information!exchange,!and!integrating!new!
information!technologies!into!an!FM!practice.!
!
!
! 69!
9 APPENDICES!Appendix!1.!Appendix!2.!FM!Processes!(Source:!Wikipedia,!2011)!
1. Health!and!Safety!
a. Occupational!safety!and!health,!
including!compliance!with!local,!
state,!and!national!laws!and!
agencies,!such!as!the!Occupational!
Safety!and!Health!Administration!
(OSHA),!the!Environmental!
Protection!Agency!(EPA),!and!EN!54!
b. Industrial!hygiene,!including!indoor!
air!quality!
c. Display!Screen!Regulations!
d. Safety!Rules!for!Contractors!
e. Risk!Assessments!
f. Control!of!Substances!Hazardous!to!
Health!
2. Fire!Safety!
a. Fire!protection!and!safety!
b. Smoke/Heat!Detectors!
c. Fire!Alarm!Systems!
d. Sprinkler!Systems!
e. Fire!Extinguishers!
f. Dry!Risers!
g. Fire!Stopping!
h. Fire!Risk!Assessments!
3. Security!
a. Security!
b. Access!control!
c. Manned!Guarding!
d. Intruder!alert!
e. CCTV!
4. Maintenance!Systems!
a. Heating,!Ventilating,!Air!
conditioning!and!Refrigeration!
b. Preventive!and!predictive!
maintenance!
c. Corrective!maintenance/Reactive!
repairs!
d. Building!automation!systems!
e. Building!fabric!and!decorative!
f. Grounds!maintenance!and!
horticulture!
5. Periodic!Statutory!Testing!and!Inspections!
a. Lifting!equipment!
b. Work!equipment!
c. Legionella!
d. Pressure!systems!
e. Asbestos!
f. Mansafe!systems!(window!cleaning,!
roof!access,!etc)!
g. Electrical!portable!appliances!and!
fixed!wiring!
h. Lightning!conductors!
i. Emergency!lighting!
j. Fire!protection!systems!
6. Operational!
a. Help!desk!
b. Disabled!Access!
c. Cleaning!
d. Waste!Management!
e. Environmental!Issues!
f. Reception!
g. Meeting!Room!Management!
h. Mail!Room!
i. Photocopying!
j. Vending!
k. Office!space!planning,!layout,!and!
furniture!placement!
l. Car!Parking!
m. Specifying,!tendering!and!contracts'!
negotiation!
n. Pest!control!
o. Daily!inspection!of!escape!routes!
and!fire!exits!
7. Commercial!Property!Management!
a. Lease!Negotiations!
8. Business!Continuity!Planning!
a. Business!continuity!planning!
b. Disaster!recovery!
c. Emergency!Procedures
!
! 70!
Appendix(3.(Tabular(BIM(Capability(Maturity(Model((Source:(©(NIBS,(2007)(
!
Maturity LevelA
Data RichnessB Life-
cycle Views
C Roles Or
Disciplines
G Change
ManagementD Business
processF Timeliness/
Response
E Delivery Method
H Graphical
InformationI Spatial
Capability J Information
AccuracyK Interoperability/
IFC Support
1 Basic Core Data No Complete Project Phase
No Single Role Fully Supported
No CM Capability
Separate Processes Not
Integrated
Most Response Info manually re-collected - Slow
Single Point Access No IA
Primarily Text - No Technical
Graphics
Not Spatially Located
No Ground Truth
No Interoperability
2 Expanded Data Set
Planning & Design
Only One Role Supported
Aware of CM Few Bus Processes Collect Info
Most Response Info manually re-
collected
Single Point Access w/ Limited IA
2D Non-Intelligent As
Designed
Basic Spatial Location
Initial Ground Truth
Forced Interoperability
3 Enhanced Data Set
Add Construction/
Supply
Two Roles Partially
Supported
Aware of CM and Root Cause
Analysis
Some Bus Process
Collect Info
Data Calls Not In BIM But Most Other Data Is
Network Access w/ Basic IA
NCS 2D Non-Intelligent As
Designed
Spatially Located
Limited Ground Truth - Int Spaces
Limited Interoperability
4 Data Plus Some Information
Includes Construction/
Supply
Two Roles Fully Supported
Aware CM, RCA and Feedback
Most Bus Processes Collect Info
Limited Response Info Available In
BIM
Network Access w/ Full
IA
NCS 2D Intelligent As
Designed
Located w/ Limited Info
Sharing
Full Ground Truth - Int Spaces
Limited Info Transfers Between
COTS5 Data Plus
Expanded Information
Includes Constr/Supply &
Fabrication
Partial Plan, Design&Constr
Supported
Implementing CM
All Business Process(BP) Collect Info
Most Response Info Available In
BIM
Limited Web Enabled Services
NCS 2D Intelligent As-
Builts
Spatially located
w/Metadata
Limited Ground Truth - Int & Ext
Most Info Transfers Between COTS
6 Data w/Limited Authoritative Information
Add Limited Operations &
Warranty
Plan, Design & Construction Supported
Initial CM process
implemented
Few BP Collect & Maintain Info
All Response Info Available In BIM
Full Web Enabled Services
NCS 2D Intelligent And
Current
Spatially located w/Full
Info Share
Full Ground Truth - Int And
Ext
Full Info Transfers Between COTS
7 Data w/ Mostly Authoritative Information
Includes Operations &
Warranty
Partial Ops & Sustainment Supported
CM process in place and early implementation of root cause
Some BP Collect &
Maintain Info
All Response Info From BIM &
Timely
Full Web Enabled
Services w/IA
3D - Intelligent Graphics
Part of a limited GIS
Limited Comp Areas &
Ground Truth
Limited Info Uses IFC's For
Interoperability
8 Completely Authoritative Information
Add Financial Operations & Sustainment Supported
CM and RCA capability
implemented and being used
All BP Collect & Maintain Info
Limited Real Time Access From BIM
Web Enabled Services -
Secure
3D - Current And Intelligent
Part of a more complete GIS
Full Computed Areas &
Ground Truth
Expanded Info Uses IFC's For
Interoperability
9 Limited Knowledge
Management
Full Facility Life-cycle Collection
All Facility Life-Cycle Roles Supported
Business processes are
sustained by CM using RCA and Feedback loops
Some BP Collect&Maint In Real Time
Full Real Time Access From BIM
Netcentric SOA Based CAC Access
4D - Add Time Integrated into a complete GIS
Comp GT w/Limited Metrics
Most Info Uses IFC's For Interoperability
10 Full Knowledge Management
Supports External Efforts
Internal and External Roles
Supported
Business processes are
routinely sustained by CM, RCA and
Feedback loops
All BP Collect&Maint In Real Time
Real Time Access w/ Live Feeds
Netcentric SOA Role
Based CAC
nD - Time & Cost
Integrated into GIS w/ Full Info
Flow
Computed Ground Truth w/Full Metrics
All Info Uses IFC's For Interoperability
!
! 71!
Appendix(4.(Process(Register(Protocol(
Process(Register(Protocol(
Project:(MCC(THC( Company:( Case(Study(1( Week:(
Date:(( Time:(( Venue:( Subject:(
Participants:(
Main(decisions(and(discussions( Bottlenecks,(noise(and(deployments(
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Appendix(5.(SemiHStructured(Interview(ProHforma(
\!
1
DEFINING BIM SCOPE OF WORK FOR DESIGN, CONSTRUCTION AND FACILITIES MANAGEMENT
SEMI-STRUCTURED INTERVIEW PRO-FORMA March 2011
1. Interviewee’s background 1.1. Educational qualifications and working experience
1.2. Current job function and responsibilities
1.3. Role at the MCC redevelopment
1.4. Skills set – what do you consider you are best at?
2. Use of BIM 2.1. How the idea of using BIM for this project emerged? What steps were
undertaken to implement the idea?
2.2. Is your job dependent on the use of BIM? Why?
2.3. In your opinion, what are the drivers for using BIM in this project?
2.4. What was the impact of adopting BIM on the work developed by you (e.g. increase/decrease of scope, extra/fewer hours of work, training, more/less outputs)?
2.5. Does the fact that other stakeholders are using BIM impact on the work developed by you? How?
2.6. In your opinion, what are the differences in working in a traditional way and with using BIM?
2.7. Within this project, could you give examples where the use of BIM was essential for decision-making?
2.8. In your opinion, how different stakeholders and client groups (i.e. capital investor, FM) will benefit from the use of BIM before and after the project is concluded?
2.9. In your opinion, are the design and construction processes assisted by BIM different from the traditional process?
2.10. In your opinion, has the use of BIM impacted on the relationship with other stakeholders or clients’ group? How?
3. Facilitators and Barriers 3.1. Are there any problems currently that you believe are caused by the use of
BIM?
3.2. Are there any problems currently that could be solved by using BIM that have not been addressed in this project? What are they?
3.3. What would you do differently to improve the use of BIM within this project?
3.4. ? How would you improve the process? How the problems mentioned before could have been avoided?
!
! 73!
Appendix(6.(Informed(Consent(Form(
!
INFORMED CONSENT FORM
RESEARCH PROJECT: DEFINING BIM SCOPE OF WORK FOR DESIGN, CONSTRUCTION AND FACILITIES MANAGEMENT The University of Salford, School of the Built Environment (SOBE) requires that all persons who participate in research studies give their written consent to do so. Please read the following and sign it if you agree with what it says. I freely and voluntarily consent to be a participant in the research project on the topic of “The use of BIM” to be conducted by Arto Kiviniemi and Ricardo Codinhoto as principal investigators (PI) and Sergio Kemmer and Cecilia G. da Rocha as researchers within SOBE. The broad goal of this research study is to explore the use of BIM in construction projects. Specifically, I have been asked to answer a semi-structured interview, which should take no longer than one hour to complete. I have been told that my responses will be kept strictly confidential. I also understand that if at any time during the interview I feel unable or unwilling to continue, I am free to leave. That is, my participation in this study is completely voluntary, and I may withdraw from it at any time without negative consequences. [In addition, should I not wish to answer any particular question or questions, I am free to decline.] My name will not be linked with the research materials, and I will not be identified or identifiable in any report subsequently produced by the researchers. I have been given the opportunity to ask questions regarding the interview procedure, and my questions have been answered to my satisfaction. I have been informed that if I have any general questions about this project, I should feel free to contact Arto Kiviniemi and Ricardo Codinhoto at [respectively] A,Kiviniemi@salford.ac.uk and R.Codinhoto@salford.ac.uk. I have read and understand the above and consent to participate in this study. My signature is not a waiver of any legal rights. Furthermore, I understand that I will be able to keep a copy of the informed consent form for my records. __________________________________ _________________________ Participant’s Signature Date ---------------------------------------------------------------------------------------------------------------------------- I have explained and defined in detail the research procedure in which the respondent has consented to participate. Furthermore, I will retain one copy of the informed consent form for my records. ____________________________ _____________________ PI / Researchers Signature Date
!
! 74!
Appendix(7.(Investigated(Documents(in(the(Archival(Analysis(
!
MANCHESTER*CITY*COUNCIL*
TOWN%HALL%COMPLEX%TRANSFORMATION%PROGRAMME%
!
SUMMARY%
!
PART**1*
" Consultant!Procurement!Information!Memorandum!
!
PART**2**
" Volume!Three!"!Project!Brief!/!Preamble!/!Specification!/!Pricing!Schedules!
" Invitation!to!Tender!(ITT)!–!Volume!Three!–!Client!Brief!–!Transformation!
" Invitation!to!Tender!(ITT)!–!Volume!Three!–!Client!Brief!–!Facilities!Management!
" Invitation!to!Tender!(ITT)!–!Volume!Three!–!Client!Brief!–!Security!
" Invitation!to!Tender!(ITT)!–!Volume!Three!–!Client!Brief!–!Sustainability!
" Volume!Three!–!Client!Brief!–!Furniture!
" Volume!Three!–!Client!Brief!–!Heritage!
!
PART**3*
" Invitation!to!Tender!(ITT)!–!Volume!Three!–!Building!Engineering!Services!–!Preamble!&!Specification!
" Invitation! to! Tender! (ITT)! –! Volume! Three! –! Executive! Management! Architect! –! Preamble! &!
Specification!
" Invitation! to! Tender! (ITT)! –! Volume! Three! –! Architecture! Services! –! Town! Hall! Extension! –!
Specification!
" Invitation!to!Tender!(ITT)!–!Volume!Three!–!Architecture!Services!–!Central!Library!–!Specification!
" Invitation! to! Tender! (ITT)! –! Volume! Three! –! Structural! Engineering! Services! –! Preamble! &!
Specification!
" Invitation!to!Tender!(ITT)!–!Volume!Three!–!Conservation!Architect!–!Preamble!&!Specification!
" Invitation!to!Tender!(ITT)!–!Volume!Three!–!Environmental!Consultant!–!Preamble!&!Specification!
" Invitation!to!Tender!(ITT)!–!Volume!Three!–!Fire!Consultant!–!Preamble!&!Specification!
" Invitation!to!Tender!(ITT)!–!Volume!Three!–!Security!Consultancy!–!Preamble!&!Specification!
" Invitation!to!Tender!(ITT)!–!Volume!Three!–!Building!Engineering!Services!Infrastructure!–!Preamble!&!
Specification!
" Invitation!to!Tender!(ITT)!–!Volume!Three!–!Sustainability!Consultant!–!Preamble!&!Specification!
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