BIM FM: Manchester Town Hall Complex - Research Report 1

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BIM!IMPLEMENTATION:!MANCHESTER!TOWN!HALL!COMPLEX!

RESEARCH!REPORT!

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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.!!

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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).!

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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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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!

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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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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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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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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!


there!is!one!persons!role!that!is!fully!

supported!through!the!BIM!


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!


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!


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!


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!


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!


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!


organization!

4! Most!business!processes!are!designed!to!


organization!

5! All!business!processes!are!designed!to!collect!

information!as!they!are!performed!


information!as!they!are!performed!but!few!

are!capable!of!maintaining!information!in!the!

BIM!


information!as!they!are!performed!and!some!

are!capable!of!maintaining!information!in!the!

BIM!


information!as!they!are!performed!and!all!are!

capable!of!maintaining!information!in!the!

BIM!


and!some!maintain!data!in!real!time!


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!


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!


and!they!are!as!built!but!not!current!

6! The!drawings!are!2D!and!are!intelligent!O!a!


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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!

! 63!

!

!

!

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!


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!


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).!

!

!

! 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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!

!

!

!

!

!

!

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!

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!

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!

!

!

!

!

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! 72!

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(

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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,[email protected] and [email protected]. 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

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Appendix(7.(Investigated(Documents(in(the(Archival(Analysis(

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MANCHESTER*CITY*COUNCIL*

TOWN%HALL%COMPLEX%TRANSFORMATION%PROGRAMME%

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SUMMARY%

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PART**1*

" Consultant!Procurement!Information!Memorandum!

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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!

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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!