RIBA plan of work: Stages F,G,H, L,M - Research Paper Example

? RIBA plan of work: Stages F,G,H, L,M Table of Content Index Page Introduction: RIBA plan of work with Building Information Modeling (BIM) 3 Pre-construction stage: Production Information, Tender Documentation, Tender Action 5 Use: Post Practical Completion 15 R&D: Model Maintenance &Development 18 R&D: Model Maintenance &Development 21 Appendix A: Samples of Statutory Applications 22 Introduction: RIBA plan of work with Building Information Modeling (BIM) Construction is a process consisting of assembling of the building according to the architectural design. Both architectural design and construction is a multitasking job, and it is managed by a project manager, and supervised by a team consisting of design engineer, construction manger, construction engineer and project architect. Advent of digital technology has made this task easier by implementing new method of managing and sharing of architectural design and civil construction data. However, digital technology did not change the logical concept of architectural designing and construction managing procedure. Building Information Model (BIM) is a digital age tool (InfoCOMM International n.d ) for creation and management of physical and operating parameters of a facility (structure or building) in models. Building design and construction is communicated with each other thru dozens and sometimes hundreds of irregular documents. CAD 2D and 3D model exclude bid and contract documents, timelines, specifications, price lists, installation and maintenance guides, cable lists and labels (Allaboutbim 2012). BIM is a parametric design model consisting of repository information for architectural design, construction and maintenance. This means BIM is a model that includes parameters, change of one of which modifies the complete final product. The basic BIM idea is in operation since 1980s as CAD 2D model. An architectural 2D model incorporates parameters X and Y coordinates. With the advent of digital technology, it becomes easy to get 3D and animated architectural design. An architectural 3D model includes X, Y and Z parameters. If we add to this model “time”, (construction – production schedule) then the model turns into 4 D. Once added cost to 4D, it turns into 5D model (ribabookshops.com n.d). Thus, an architect or lead project planner can add as many parameters as required in the model. However, it should be noted a complete mathematical understanding of freedom and constraints of the parameters must be recognized clearly to make the model workable. In other words, BIM model can help designer / manager to obtain accurate decision with respect to designing, cost, schedule, etc. Thus, BIM models become resources, which could be used and shared among stakeholders in the decision-making process from the conceptual stage thru all design and construction phases as well as throughout facility’s operational life (ribabookshops.com n.d). BIM creates a database of a facility, which can be accessed, modified, and used by stakeholders. We mentioned earlier that BIM did not change the architectural design concept and building construction procedures, instead has provided with convenient tool to manage a complex multi task in better way. This report will summarize traditional design and construction management tasks with the implantation of the digital age technology. Figure 1. A BIM Model sample showing drawing from different phases in one window. Borrowed from http://www.daolnwod.com/screenshotfull/179653.jpeg Pre-construction stage: Production Information, Tender Documentation, Tender Action For the effective planning, RIBA work-plan (Pedr.co.uk n.d.) recommends pre-construction stage evaluation of documentation before the construction. Pre-construction stage phase is used for the preparation of production information, tender documentation, and tender action. This section will describe in detail tasks and activities related to this stage. Production information RIBA has divided production information stage into to subcategories; F1, and F2 (ribabookshops.com n.d). This report will provide a comprehensive task and activity details of two categories without differentiating them. Key task of this stage is to gather information with sufficient detail to use for obtaining tenders. Detailed modeling, integration, and analysis of data are prepared for the sole purpose of conveying information to the people concerned with the construction of the building. Data includes production level parametric design objects of all major elements. Data is exchanged with engineers and other consultants for layouts of various requirements. Data contains public service department information on existing and suggested new services. The integrated data of this stage form the basis of discussion with contractors and sub-contractors. Entire data is stored in BIM models, and it is made available to contractors. Information from contractors and other specialists are also integrated into the BIM model. It is at this stage when 4D BIM data is created along with the contractor. The end BIM data includes working drawings, technical specifications, and contract drawings. The quality of BIM data depends on the software and parameters used in generating the models. Figure 2. The integrated data of Production Information stage (Green 2001) Figure 3. A sample of Software developed Technical Drawings. Borrowed from http://littlegirlsbedroom.blogspot.com/2012/06/autodesk-revit-architecture.html Figure 4. A sample of software developed detail technical drawing with 3 D perspective view. Borrowed from http://www.forresidentialpros.com/company/10188056/autodesk Figure 5. A sample of software developed element drawings. Borrowed from http://www.forresidentialpros.com/company/10188056/autodesk Figure 6. A sample of software developed elevation technical drawing. Borrowed from http://i.ytimg.com/vi/_ckdJsnaieY/0.jpg Application for statutory approvals A designer / manager should be seriously concerned with the statutory issues before delivering the brief to the client. Design process must not begin without solving statutory issues. Though there exists numerous acts covering design, construction, and occupation regulations, but building standards (Green 2001) are mainly covered with building planning authority, building regulatory board, and fire department authority. Local planning authority controls planning of the project, building regulations are controlled by local authority and approved by inspectors, fire authority is controlled by local fire department in order to prevent and control of fire, and study escape aspects of the building (Green 2001). Prior to commence designing, architect must have a discussion with respective authorities. Planning authority provides guidance on design in relationship to the existing structure of the area, including demolition, changes of use, or conservation requirement of old buildings. Building regulations authority approves an inspector who jointly working with client undertakes responsibility to certify the construction. Fire authority working along with the local authority and building inspector issues fire certification of the building (Green 2001). Statutory approvals applications differ from one local area to another area. Appendix A provides some samples of applications. The following paragraph describes the general concepts that should be reflected in these applications. Statutory approval application should provide information about; site preparation and resistance to moister, material and workmanship, toxic substances, ventilation, drainage and waste disposal, rain and storm water drainage, subsoil drainage, heat producing appliances, hot water storage, resistance to passage of sound, fire protection, including internal fire spread and means of escape, conservation of fuel and power, facilities for disabled people, hygiene and environmental issues (Green 2001). Tender documentations At this stage, the project is in contractors’ hands. It is in the process of submitting the proposal to undertake the construction. Bids are solicited and obtained from traders. The process starts with detailed, comprehensive cost estimation of the project using drawing data provided in the BIM model. “System Estimate” of BIM technology conveniently evaluates the total cost, which will be embedded in the model (Farah 2005). The biding proposals are called “tender”. Tender is a formal offer to different suppliers for the supply of product and services. A supplier may wish to work on firm price or cost plus. Tender is structured based on the information from the bill of quantities, which itemizes materials and works of the project. Figure 7. A sample shows that two independent software correlates to create bill of quantity in BIM model. Borrowed from http://www.bsdsoftlink.com/gif/lme_flowchart_large.jpg At this stage, architect generally offers the following services (Affordable Housing Design Advisor n.d.): Assistance to owners in establishing list of bidders Pre qualification of bidders Participation in pre-bid conference Response to questions from bidders Attendance at bid opening Documentation and distribution of bidding results Tender actions This stage, according to RIBA identifies and evaluates potential contractors suppliers of the project. RIBA, however, doses not provide any outline for tender evaluation. While the general idea is to select the lowest bidder, nevertheless, the process requires involvement of more rigorous approach, depending on the complexity of the nature of construction. This section will provide accepted in the industry tender evaluation procedure. Option 1: General approach (Beach n.d) A construction project includes different trades like, earthwork, foundation work, building work, electrical work, plumbing work etc. It is recommended that one creates a folder for each trade, and sort tenders according to trades. Tender evaluator should focus on one job and work with one folder at a time. Initial selection criteria may be pricing. If there are bids, which are unusually high or unusually low with compare to other bidders, these bids can be eliminated. The goal of this approach is to gather bids those are within the same price range. A next selection criterion, after pricing, is the scope of work. Bid evaluator compares a bid with respect to the scope of work of the trade. If the trade is, for example, electrical works, bid evaluator checks if the bidder has included required information of equipment, underground utilities, permits to do the job, any other tasks that were requested in the tender. By comparing the bid against scope, evaluator achieves “apple to apple” comparison. This comparison approach eliminates uncompetitive bids. The following selection criteria may be project specification. It may include overtime or night work, performance bonds, wage scales, licensing, security clearance. These issues impact cost and work process. Sales tax and VAT could be used as the next criteria. Evaluator checks if offered by bidders pricing includes taxes. Evaluator may opt to use project plan as the next selection criteria. Some companies may not have enough manpower and others may be too busy with existing jobs. That is why it is recommended that evaluator verify plan with every bidder. The goal of this approach is to eliminate tenders that do not satisfy selection criterion of the project. This help to locate bids that are suitable for the project. Option 2: Weighted criteria approach (Department of Treasury and Finance 2006) Based on the project specification evaluators determine five (or as many as needed) different non-price selection criteria, which are used to rate the tendering organizations. Among many criterion, some of them may be; technical skills, management skills, resources, methodology, history of previous performance, and price. The concept of the method is in determining total weighted value of pricing and non-pricing criteria of each tender. When using this criterion, attention must be paid that good and satisfactory submissions do not overshadow substantial price differences. In the case, when a higher priced tender submission gets higher weighting score evaluator needs to justify value for money. Depending on the project, an evaluator may assign 60 % - 90 % weight on price and 10 % - 40 % on non-price criteria. Depending on the importance, each non-price criterion may have weight 0 – 20 %. Total weight of all criteria is equal to 100 %. The following example exhibits the use weighted criteria approach. Example: 1. Number of companies – 3 2. Non-price criteria – 3 3. Score – in scale 0 – 10 for each criteria 4. Non-price score normalizing formula: = (Sum of non-price score for each tender x 10) /(Highest sum of non-price scores) Offered prices: Company A: $ 1,282,000 Company B: $ 1,333,000 Company C: $ 1,925,000 5. Price score normalizing formula = (lowest offered price x 10) / company offered price Company A Company B Company C Non-price criteria Weight Score Weighted Score Score Weighted Score Score Weighted Score Criteria 1 20 % 9 1.8 8 1.6 9 1.8 Criteria 2 10 % 7 0.7 8 0.8 7.5 0.75 Criteria 3 10 % 7 0.7 6 0.6 9 0.9 Total 40% 3.2 3.0 3.45 Normalized values of non-price criteria (3.2 x 10) / 3.45 = 9.28 (3.0 x 10 ) / 3.45 = 8.70 (3.45 x 10) / 3.45 = 4.0 Weighted non-price 40 % values 0.4 x 9.28 = 3.71 0.4 x 8.70 = 3.48 0.4 x 10 = 4.0 Normalized values of price criteria (1,282,000 x 10) / 1,282,000 = 10 (1,282,000 x 10 ) / 1,333,000 = 9.62 (1,282,000 x 10) / 1,925,000 = 6.66 Weighted price 60 % values 0.6 x 10 = 6.0 0.6 x 9.62 = 5.77 0.6 x 6.66 = 4.0 Total 100 % 9.71 9.25 8.0 Selection is based on a statistical review of the variances in human subjectivity in evaluation, which defines to accept the lowest price criteria if the difference between first and second criteria is less than 3 % Use: Post Practical Completion RIBA divides this stage into two sub stages. The first stage is designated as L1, and the second one is L2. Key task of L1 stage is the administration of the building contract after practical completion and conducting final inspection. Key task of L2 is providing assistance during initial occupation period. Completion of construction contract has two stages (Green 2001). The first stage is called practical completion, when architect accepts the property as complete and ready for occupancy. The second stage appears after six months from the date of completion. By this time, inspections or defect is complete, necessary corrections works are carried out, and final account is settled. Inspection for practical completion should be made with an inspection schedule. The schedule should include extensive inspection of floors, walls, ceiling, doors, windows, electrical equipment, service equipment, sanitary ware, and other items depending on the character of the building. Second inspection repeats the same plan to check if all defects are satisfied. The purpose of these inspections is to make the premises ready for occupants. Sub-contractors, suppliers and manufacturers, provide instructions for the materials and tools of the facility. This information is the passed to the client, to support proper maintenance of the facility during its life cycle. Practical completion is the stage when the property is ready for occupancy without inconveniences. It happens with the transfer of facility from contractor to the client, and it is the time from which the client must undertake insurances. Architect at this stage assists both contractors and clients for a smooth transition of the facility from one hand to another (Green 2001). The BIM technology adheres this idea and incorporates in its model. From this point, until the end of the life cycle of the construction, facility management (FM) becomes the main part of management. Facility management (International Facility Management Association 2011) is a concept that encapsulates various disciplines to ensure functionality of a man made environment by integrating people, place, process and technology. This might not be a decisive factor for a residential house, but it clearly necessary for large and complex structure like, commercial, institutional buildings, and industrial facilities. Facility management is a profession that encompasses multiple disciplines to ensure functionality of the built environment by integrating people, place, process and technology. How does facility management should be operated? National Institute Standards and Technology (NIST), a unit of US commerce department in 2004, in a study, showed that associated interoperability among CAD, engineering, and software system in 2002 cost the entire industry $ 15.8 billion dollars (Autodesk n.d). This number resulted from the day-to day activities of facility mangers in updating occupancy reports, calculating area for space charge-backs by counting ceiling tiles; digging through stacks of building documentation to find the maintenance manual for water heater; searching in vain for an as-built floor plan, only to find they never received it in the first place (Autodesk n.d). BIM has changed the way building used to be designed and built. It is again BIM, which is becoming the associate in facility management. RIBA work plan with BIM overlay defines the core activity to administer the facility management during the life cycle of the project. The core activities of L stage is to study parametric object information in the BIM model data and issue FM BIM data once any asset changes are made. The hallmark of BIM tool is in providing coordinated, consistent, computable information about a building project – information that is worth sharing and reusing. This task is accomplished at the L stage of RIBA work plan. The latest software technology is making this process more and more convenient for the client and facility managers. The following is an example of FM using BIM tool at L stage of RIBA work plan. Example: Space management For this purpose a DWF technology (Autodesk n.d) platform developed by Autodesk was used. This technology distributes and communicates design information. If Revit was the native design software, then within DWF framework, Autodesk FM desktop reads the DWF files published from Revit and automatically interprets space and room data. In this case FM desktop user does not have to have Revit software. Figure 8. Facility mangers use DWF technology to read the room data delivered by Revit software (Autodesk n.d). Before the emergence of BIM, facility managers used Computer Aided Facility Management Process (CAPM). The CAFM application required the facility managers scan paper floor plans (sometimes CAD files) to use within the CAPM application. This process was time consuming and cumbersome. The new BIM approach with reliable software has reduced the time and eased the L stage work of facility managers. Figures 8 and 9 show that within the frame work of BIM used thru combination of software automatically interprets space and room data minimizing the need for manual creation of polylines required in the CAPM technology Figure 9. Facility mangers use DWF technology to read the room data delivered by Revit software within the BIM database (Autodesk n.d). R&D: Model Maintenance &Development Use of BIM in building design has been publicized well, and more and more architects are moving from drawing based architectural approach to model based. The concept is nothing but storing and maintenance data in a well-structured way, which can be accessed, distributed, and shared. In other words, data storing is the maintenance work of this stage, which is different from facility management. Model maintenance should be understood as data management tasks of information technology. Use of BIM goes beyond the traditional planning and design phases of the project. The model is extended throughout the building’s life cycle by supporting project management, cost management, project management and facility management (ribabookshops.com n.d). At stage M, which characterizes model maintenance and development, RIBA recommends reviewing of the project performance and comparing it with the BIM database. This is a part of database maintenance tasks. BIM is an object-oriented database. An object-oriented database is reused and could involve participation in inheritance of another object. This becomes a part of research and development activities of BIM. BIM is a new device used in architectural design and management. The purpose of use of this tool is to make the entire job convenient and cheaper. A construction job is a challenge, can cause tremendous loss not only to a specific company or industry, but also to the whole nation if not managed properly. Advent of digital hardware and software technology has made possible to use virtual design and construction (VDC) concept before the physical construction. VDC can reduce cost and timing during the physical construction phase. BIM is virtual models and as well as VDC tool (Kunz & Fischer 2012), because the models show computer-based description of the project. BIM demonstrates that projects can be data based, designed and managed. Database encapsulates three main logical parts (InfoCOMM International n.d); (1) product, (2) organization, (3) process. The concept product defines building, plant and infrastructure. The concept organization defines design construct and operate. The concept process defines instructions and methods that the organizations follow. These models are multidisciplinary and logically integrated, and data from the models can be shared and used. The concept of multidisciplinary tasks includes Architect, Engineers, Contractor, Owner, and Facility Managers. The models are not static but dynamic. They are performance models in the sense that they show predicted and measured performance with respect to the project’s performance objective. It is noteworthy to mention that BIM is a tool and any tool in practice needs maintenance and development. The figure presents the maintenance and development concept of M stage of RIBA work plan. Bibliography Affordable Housing Design Advisor n.d., Architectural Design Phase Definition, designadvisor.org, viewed on November 19, 2012, http://www.designadvisor.org/tools/design_def.html#schematic Allaboutbim 2012, Important of BIM in Construction Industry, viewed on November 28, http://allaboutbim.blogspot.com/ Autodesk n.d., BIM and Facilities Management, REVIT, viewed on November 28, 2012, http://images.autodesk.com/adsk/files/bim_and_fm_jan07_1_.pdf Beach, E n.d., How to evaluate Bids, eHow.com, viewed on November, 28, 2012, http://www.ehow.com/how_5089172_evaluate-bids.html Department of Treasury and Finance 2006, Guideline on Tender Evaluation using Weighted Criteria for Building Works and Services, viewed on November, 28, 2012, http://147.109.254.181/domino/bfg.nsf/E3AD19378F60B981CA256C95000EC9D5/$FILE/Guidelines+on+Tender+Evaluation+-+weighted+criteria+V2.pdf Farah, T 2005, REVIEW OF CURRENT ESTIMATING CAPABILITIES OF THE 3D BUILDING INFORMATION MODEL SOFTWARE TO SUPPORT DESIGN FOR PRODUCTION/CONSTRUCTION, Master of Science Thesis, Worcester Polytechnic Institute, viewed on November 28, 2012, http://www.wpi.edu/Pubs/ETD/Available/etd-082305-165125/unrestricted/Thesis-of-Toni-Farah-Review-of-BIM-Design-for-Construction.pdf Green, R 2001, The Architecture Guide to Running a Job, scribd.com, viewed on November 28, 2012, http://www.scribd.com/doc/37195786/The-Architect%E2%80%99s-Guide-to-Running-a-Job InfoCOMM International n.d., Building Information Modeling, infocomm.org, viewed on November 28, 2012, http://www.infocomm.org/cps/rde/xbcr/infocomm/Brochure_BIM.pdf International Facility Management Association 2011, Facility Management: A Practical Introduction, ifma.org, viewed on November 28, 2012, http://www.ifma.org/know-base/fm-knowledge-base/knowledge-base-details/facility-management-a-practical-introduction Kunz, J. & Fischer, M 2012, Virtual Design and construction: Themes, Case Studies, and Implementation Suggestion, Stanford University, viewed on November 28, 2012, http://www-leland.stanford.edu/group/CIFE/online.publications/WP097.pdf Pedr.co.uk n.d., RIBA Plan of Work, viewed on November 19, 2012, pedr.co.uk., http://www.pedr.co.uk/textpage.asp?menu=1a&sortorder=130&area=main ribabookshops.com n.d., BIM overlay to the RIBA Outline Plan of Work, RIBA, viewed on November 19, 2012, http://www.ribabookshops.com/uploads/b1e09aa7-c021-e684-a548-b3091db16d03.pdf Appendix A: Samples of Statutory Applications Form of report / application for permission to the prescribed authority for the building or addition to a house From Date ………….. To Sir, #This is to report to you that I propose to build a house/to make an addition to my house. #This is to request that permission may be granted to me for the building of a house/the addition to the house. # Strike out the portions not applicable. The estimated cost of the land and materials for the construction extension is given below – Land (1) Location- Survey, number ……… ……… Village ……… ……… District …….... ……… State …. …. (2) Area …. …. (3) Cost …. …. Building materials, etc. – Rate Quantity Cost(Rs) (1) Bricks …. …. (2) Cement …. …. (3) Iron and Steel …. …. (4) Timber …. …. (5) Sanitary Fittings …. …. (6) Electrical Fittings …. …. (7) Any other Special Fittings (8) Labour Charges …. …. (9) Other Charges, if any …. …. Total cost of Land and Buildings…. 2. The construction will be supervised by myself. / The construction will be done by (Enter the name and place of business of the contractor.) …………………………………………………………………………………. ………………………… …………………………………………………………………………………………………………………. #I do not have any official dealings with the contractor nor did I have any official dealings with him in the past. #I have/had official dealings with the contractor and the nature of my dealings with him is/was as under: …………………………………………………………………………………………………….. (#Strike out the portions not applicable.) 3. The cost of the proposed construction will be as under - Amount Rs. (i) Own savings ….. ….. (ii) Loans / Advances with full details …. …. (iii) Other sources with details ….. …. Yours faithfully, ………………………… [Referred to in Decision No. (2) below Rule 18] Form of report to the prescribed authority after completion of the building / extension of a house From Date ………….. ……………………………… ……………………………… ……………………………… To ……………………………… ……………………………… ……………………………… In my Letter No…………….., dated ………………., I had reported that I proposed to build a house. (Strike out the portions not applicable.) Permission was granted to me in Order No…………….., dated………….for the building of a house. The house has since been completed and I enclose a Valuation Report, duly certified by(A firm of Civil Engineers or Civil Engineer or repute)……………………………………. ............................................................................................................................................ 2. The cost of construction indicated in the enclosed Valuation Report was financed as under – Amount (Rs) (i) Own savings …. …. …. (ii) Loans / Advances with full details …. …. Yours faithfully, ………………………… NOTE.- Variations, if any, between the figures given above and figures given in Form 2 may be explained suitably. VALUATION REPORT I/We hereby certify that I/we have valued House…………………………….…………. ……………………………………………………………………………Constructed by Shri/Smt……………………………. and I/we give below the value at which I/we estimate the cost of the house under the following headings:- Headings Cost Rs. (1) Bricks …. …. (2) Cement …. …. (3) Iron and Steel …. …. (4) Timber …. …. (5) Sanitary Fittings …. …. (6) Electrical Fittings …. …. (7) Any other Special Fittings …. …. (8) Labour Charges …. …. (9) Other Charges, if any …. …. _______________ Total cost of the Building _______________ Date ……………….. (Signature and Designation of the Valuation Authority) APPLICATION FOR HOUSE CONSTRUCTION (Private Property) NAME IN FULL (Mr. Mrs. Miss) …………………………………………..…………....…. ADDRESS ………………………………………………Phone #: (h)……..…………….…… ………………………………………………………… Phone #: (w)………..…...…….……. Phone #: (c) ………..…...………….. 1) NATIONALITY ………………………………………………..…………….…..……….. 2) OCCUPATION ……………………………………….…………..……………………..… 3) EMPLOYER ………………………………………………………..…….…….………..... 4) EMPLOYER’S ADDRESS ………………………………………..…………….………... ……………………………………………………….. Phone #:..………………………… 5) IF SELF EMPLOYED STATE a) Nature and address of business:……………………………..…………………….…….…. ………………………………………………………………..……………………..……… 6) DETAILS OF PROPERTY OFFERED AS SECURITY. a) Brief description of extent and whereabout of property..…………………..……………… …………………………………………………………………..………………….………. b) Is the property freehold or leasehold? …………………………..……………………..... c) Is the property subject to any charge lien registered or unregistered or any other restrictive covenants? ……………………………………………..………………..……… d) In case of a proposed building, what is the estimated cost of 1) LAND……………..……………….………. 2) BUILDING………..……..……………….... 3) TOTAL …………..………………………... APPLICANT’S SIGNATURE………………….……… DATE………………... Read More