This document summarizes a case study of a Building Information Modeling (BIM) project for the fit-out of 5 Broadgate in London for UBS. Key points:
- ISG led the BIM coordination of the fit-out design, engaging stakeholders in workshops to reduce risks through early coordination.
- Base building information was integrated through laser scans to validate the fit-out design. Over 125 technical queries were resolved before procurement.
- Advanced BIM coordination was completed prior to trade contractor appointment, providing coordinated MEP drawings and minimizing coordination needs.
- The project aims to provide a data-rich Revit model and database to UBS for facilities management through a "soft landing"
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5 Broadgate
Your speakers today
Richard Baglow
Business
Development
Director
IBSECAD
Paul Field
Division Director
ARC:BIM
Jason Clark
Director
UBS
Steve Bagland
Project Director
ISG
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5 Broadgate
Background
UBS is a global firm providing financial services to
private, corporate and institutional clients.
Headquartered in Zurich and Basel,
UBS is present in all major financial centres and has
offices in over 50 countries.
UBS employs more than 65,000 people around the
world.
In the UK, UBS employs around 8,500 people
UBS as a property portfolio of 7 buildings in the
London area
A portfolio that equates to approximately
1,000,000 Sqft
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Background
Specific objectives…
Maximum flexibility and cost efficiency for London real estate portfolio
Enhanced client experience through world-class facilities
Productive and flexible working environment for our staff
Secure and reliable infrastructure to minimise operational risk
Excellent sustainability characteristics and energy efficiencies
Delivering a flexible world-class office facility for the
integrated Firm
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5 Broadgate
Background
Twelve occupied floors above ground and three levels
of basement
Basement: Plant plus extensive bicycle (520 spaces)
and motorcycle facilities, limited car parking (16
spaces)
Ground & L1: Reception, 250 seat auditorium,
client/staff event space, staff restaurant, medical
centre and gym
L2-5: Trading floors, enhanced structural height, large
floors 5,800m2 up to 3,000 trading positions
L6: IT infrastructure CER rooms & office space
L7: Meeting room suite with winter gardens
L8: Office space, dining/meeting and executive suite
L9-12: Office floors 5,000m2 ; daylight from atria
Roof: Heat rejection plant, solar thermal and photo
voltaic panels
Twelve floors and a net internal area of circa 700,000 Sqft
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Preparation
Why would you build a building of the Future without BIM ?
Synchronisation with following
databases with a common data set:
Asset Management
Space Management
Asset Lifecycle Planning
O&M
Moves and
Changes CAFM
Capital Expenditure
Cost Management
Asset Management
CMMS
Engineering / Fabric
O&M Records
Drawings and
Data
Drawings and
Data
Drawings and
Data
Drawings and
Data
One-time’ updates to centralised BIM
model in single/multiple repositories
Improve change management
process providing reliable validated
data
Inform maintenance access and
asset replacement strategy
Asset validation and data ownership
User visualisation tool throughout the
process
Holistic O&M (not just M&E)
ISO 9001 (ISO 55000)
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Preparation
Opportunities
Benchmarking costs, energy efficiencies and lifecycle modelling
Staff training tool for maintenance, health, safety and security
Parametric data make physical change management more
efficient
Interface with: -
Physical Security Information Management PSIM Systems
UBS Business Unit (BU) cost /HR database
Asset management hand held technology
Management Information Systems MIS
Graphical User Interface GUI
e.g. fire alarms, BMS, Lighting etc.
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Objectives
To provide a data rich model (in Revit) and database for UBS to
use an FM management
To ensure best fit and quality to facilitate safe and efficient
future maintenance
To develop the detailed co-ordination of the fit-out designs and
their integration with shell & core structure, fabric and systems,
which will in turn…
…enable the procurement of robust and comprehensive
tenders so that…
…the construction phase co-ordination, programme and cost
risks are minimised.
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Challenges
Limited 3D Design
(only Architectural)
Information Gaps
base build Steel & Structure
base build Fabric & Services
Translate 2D MEP fit-
out design into 3D
Procure base build
information & stich
together
Design & Modelling
FEDERATE
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Challenges
Risk of Errors, omissions,
inaccuracies, creep
during Shell & Core
construction
Risk of changes in base
build Information
Clashes
Validate by
inspection and laser
surveys
Monitor during the
base build phase
Identify, workaround
or change process
Design & Modelling
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BIM Strategy
• Capturing the strategy in
the BIM Execution Plan
ready for procurement.
• The Project BEP was issued
as part of the Tender packs.
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Testing the Market: Knowledge
What LOD should the model
be taken to pre-procurement
& appointment?
Revit or FABMep?
Model Ownership?
= LOD 300
- 80/20 principle
- Identify known co-ord risks
= FABMep
= Adoption/Novation after
review/validation
Feedback incorporated into the BIM Strategy
MEP Supply Chain Engagement
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Testing the Market: Process
Review &
Preparation
Tender
9 Weeks
Post Tender 9
Weeks
Pre-Construction
27 Weeks
Trade Contractor Co-ordinated
Design- 8-9 Months
STAGE F TENDER ISSUE TENDER RETURN APPOINTMENT START
ON SITE
2WKS-MOBILISE
CO-ORD/MODEL/SIGN-OFF
15 WKS
FABRICATION
10 WKS
STANDARD OPTION
Design Development & co-
ordination frozen for 6 months.
3D Model frozen
Wait for Trade Contractor
appointment to start co-
ordinating 3D Spatial design.
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Testing the Market: Process
Trade
Contractor
Development
STAGE F APPOINTMENT START ON SITE
2WKS-MOBILISE
FINALISE/SIGN-OFF
15 WKS
APPROXIMATE 20-24
WEEKS BENEFIT
ALTERNATIVE OPTION
Co-ordinated 3D Design (LOD 350)
24 Weeks
THE FM DATA BASE BUILD
PROCESS CAN START
MUCH EARLIER IN THIS
SCENARIO Mitigates cost and programme risk.
More control of the management of
this risk to Construction Manager and
Project team.
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Solution was chosen;
REVIT for Architecture
FABMep for Services
Navisworks for Co-ordination
Buzzsaw for Collaboration
Testing the Market: 3D Software
Trades were asked what they prefer if advanced co-ordination started.
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Testing the Market: FM Software
Archibus directly interfaces with Revit
Space Planning tool
Import of structured data
Asset Management
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Preparation Complete
Summary & Learnings
Define the objectives as a team
Spend quality time in this phase and face up to
the future and PLAN
Be prepared to change course
Engage with the Supply Chain
Accept that not everyone gets BIM – spend time
and energy building awareness and knowledge
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Design Validation
Technical Queries were
utilised for challenging
design issues
This system allowed the
design team to focus on
key areas.
Total Ibsecad TQ’s = 125
93% resolved pre-
procurement
98% solved post
procurement.
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Design Validation
A – GRILLES UNDER STEELWORK/PRIMARY SERVICES
Design Layout shows grille line located beneath steelwork &
Primary services distribution.
Only 150mm from underside of ceiling to steel work.
Not possible to locate grilles even a reduced ceiling height (red)
Redesign of Ventilation & RCP required to resolve.
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Base Build Integration
Integration of the Base
Build information was
key to ensure Fit out
delivery.
Mace were leading the
Shell & Core Installation.
Point Cloud provided by
XYZ Surveys appointed
by ISG.
Utilisation of Recap with
“Real View” data.
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Base Build Integration
Existing Rainwater
systems installed by
Base build team.
XYZ Surveys
commenced Laser
scan point cloud.
Recap files supplied for
Model federation.
Recap “Real View” output
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Base Build Integration
Impact of RWP
reviewed in the
BIM workshop.
Informed
decisions could
be made to suit
Fit out and Base
build install’s.
Amendments
absorbed into
programmed
works.
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BIM Output
Advanced BIM Co-ordination completed – September 2014
24 Week programme
Team peaked @ 28 People
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BIM Output
Full set of Co-ordinated “MEP Installation Drawings” prior to Trade
Contractor appointment, for incorporation into tender process.
Outstanding TQ’s enabled risks to be managed.
Minimal Trade contractor co-ordination required thereafter.
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Stage 1 Complete
Summary & Learnings
Keeping and managing the risk makes sense.
Change management
Clash management
Procurement benefits
Don’t underestimate the value of Laser Scanning for
continual validation.
Prototyping still has a big part to play.
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Stage 2 & 3 continues
Trades are now appointed.
Site Mobilised.
Further prototyping and mock up with
trades.
Ibsecad novated to continue the final
detailing with the Mechanical
Contractor.
As Co-ordination has been completed
Trades are focusing on Sequencing,
Final procurement & Model enrichment.
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Workflows
Architecture / Non-MEP MEP
Revit model to remain intact for
Space planning tools
Process to allow for multiple
Architectural trades inputting
simultaneously
Model enriched with data in
accordance with BEP
Use of Stage 1 models for all MEP
Trades
Models developed with final
equipment selection
Generation of Master Revit file for
Fit-out
Model enriched with data in
accordance with BEP
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Model enrichment
Development of UBS Structured Data Template
Enables data to be passed to CMMS and Space
planning solutions with no data duplication.
Output = Universal Golden Rules
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Integration for FM
Delivering Information enriched Revit Architecture model
Delivering Asset referenced MEP Models
Delivering Structured database for all existing FM platforms
Tested the market for Integration of model with O&Ms
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Stage 2 & 3 Summary
Summary & Learnings to date
Mixed capability in the supply chain
Need help, guidance & support.
Trade contractors are engaged on data input and
generating feedback
The work completed now is informing the soft
landings in Stage 4.
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Stage 4 – Soft Landing
Development of Business Change Management
Process Mapping
Operation & Management efficiencies
Improved Information management
Upskilling & re-deployment
Operational execution plan
Integrated asset management –
o Not only MEP…
Improve response times to business needs
MOVING TOWARDS AN INTELLIGENT
BUILDING WITH INFORMED CLIENTS
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Start with the end in mind…
Be prepared to change course…
Keeping and managing the risk makes sense…
Early co-ordination massively de risks the construction phase…
Engage with the supply chain at every opportunity…
If you are not effective and managing data / information in
operations now, BIM will not solve this for you.
HAVE FUN
Summary