Note the “Status” of an item is the combination of its Suitability and Revision. The below table’s use of heading “Status” is incorrect. It should read Suitability.
Above table: 1192:2007+A2:2016: Table 5
- Project space statement, Identifies strategy of project geospatial Cartesian origin.
- Quality management, Model Data quality policy and data exchange.
CIC Scope of Services / RIBA Plan of Works 2013
The CIC (Construction Industry Council) Scope of Services and the RIBA (Royal Institute of British Architects) Plan of Works 2013, are two similar structured industry frameworks. The RIBA 2013 Plan of Works (first developed in 1963) was an update to be in-line with the CIC Scope of Services. These are process maps for the Project Team Members which define project stages and tasks involved at each stage. They are customizable, adaptable to all procurement approaches and project sizes, improve project workflow efficiencies, are compatible with BIM processes and scope the services provided by each design team members via a responsibility matrix.
Above: Simple diagram showing the 8 stages of the RIBA plan of works. Stage 1 to 7 directly correlates to the CIC Scope of Services project stages.
Note: The RIBA Plan of works is a free available tool and is often used outside of the UK.
Above – Part cut down extract of RIBA Plan of Works identifying the defined stages and suggested key tasks required.
The plan of works can be a very powerful tool engaged by the project team facilitating a detail stage breakdown and order of events. This order of events will be crucial in clearly communicating to the project team when design decisions are required and the subsequent coordination. The detailed program plan will inform the models progression.
BIM Toolkits Digital Plan of Works:
From the website the NBS BIMToolkit is “The free-to-use NBS BIM Toolkit provides step-by-step help to define, manage and validate responsibility for information development and delivery at each stage of the asset lifecycle.” It can be used to assist in the generation of an EIR, Manage Delivery Information and Plan of works.
Level of Definition & PAS 1192-2:2013
Level of Definition is the collective term used for and including “level of model detail” and the “level of information detail”. Level of Definition are covered in section 9.8 & 9.9 in PAS 1192-2:2013.
Level of Definition is, in fact, a very simple approach to a model progression specification. Because each project stage has specific deliverable outcomes (from the CIC or RIBA plan of works), it was expected the model and associated data have reached a minimum level of completeness to communicate this.
Thus
Project Stages:
|
Level of Definition:
|
1 - Brief
|
LOD1 / LOI1
|
2 - Concept Design
|
LOD2 / LOI2
|
3 - Development Design
|
LOD3 / LOI3
|
4 - Technical Design
|
LOD4 / LOI4
|
5 - Construction
|
LOD5 / LOI5
|
6 – Handover
|
LOD6 / LOI6
|
7 – In use - Operations
|
LOD7 / LOI7
|
Within PAS1192:2 the “Model” is the name for all graphical data, non-graphical data, and documents, known collectively as the project information model (PIM). The PIM start with a “Design Intent Model”: and at construction stage progresses to be a “Construction Model”: containing all the objects to be manufactured, installed or constructed.
Table 20:
Wording extract from Table 20. The below has been reformatted and sub-numbered to make it easier to read, understand and reference. I (the article writer) found the formatting in Table 20 very challenging to comprehend.
1 Brief stage (CIC Stage 1 - Preparation): - Project Brief Generation
1.0 Overview:
· Information only. The graphical model will either not exist or will inherit information from the AIM (for work on existing buildings and structures). What we ideally want here is a building programme of rooms, required areas, relationships, occupancy numbers, essential equipment, heating, cooling, ICT, Security and Electrical outline requirements. i.e. Room data sheets. If the client is expecting a COBie Deliverable, the above data, should be delivered to the design team in a COBie format. It would include the: Facility, Space, Type, Component, Zone and potentially Floor COBie Worksheet, depending on the knowledge at hand. All the units, classifications, and picklists should all be included. Refer to: “COBie Data Drops Structure, uses & examples Drop 1.
1.1 What the model can be relied upon for:
· Model information communicating the brief,
· Performance requirements,
· Performance benchmarks,
· Site constraints.
1.2 Output:
· Project brief and procurement strategy.
1.3 Parametric information:
· The project needs to be updated: definition of function(s), operation, quality, and time.
· Benchmarking updated: capital cost, maintenance cost, time, health & safety, risk procurement contract.
· Performance requirements: Priorities and aspirations for function, mix of uses, scale, location, quality, performance in use, cost (Capex & Opex), value, time, health & safety, embodied and in use carbon, energy and resource needs, standard designs.
· Site constraints: geo-spatial, available site information.
1.4 Critical interfaces and logic:
· N/A.
1.5 Construction requirements (examples):
· N/A.
1.6 Project costs:
· Initial project budget Order of Cost Estimate.
1.7 Project logistics and off-site activities (examples):
· Client requirements, E.g. to avoid impact on other operations.
1.8 Project facilities (welfare, IT infrastructure, security etc.), on-site and offsite (examples):
· Collaboration tools,
· Data standards.
1.9 Notes and associated project documents, based on model information:
· Management systems for information and decision making.
· Approval policies.
There is no mention of commissioning an existing conditions survey which can have a turnaround of 6 to 8 weeks. A Survey will be required before Stage 2 commencement.
2 Concept stage (CIC Stage 2 - Concept) – Sketch Design (SD)
2.0 Overview:
· The graphical design may only show a massing diagram or specify a symbol in 2D to represent a generic element.
2.1 What the model can be relied upon for:
· Models which communicate the initial response to the brief, aesthetic intent and outline performance requirements.
· The model can be used for early design development, analysis, and coordination.
· Model content is not fixed and may be subject to further design development.
· The model can be used for coordination, sequencing, and estimating purposes.
2.2 Output:
· Refined project brief and concept approval.
2.3 Parametric information:
· Sufficient data to estimate per square metre rates and other similar metrics,
· Wireframe or surfaces/ solids,
· Concepts, site context placeholder/ volumes/ package volumes, system routines, site selection, datum points & levels,
· Integrated concept for the project setting scope, scale, form, and Primary design criteria:
o Architectural form and spatial arrangements,
o Structural/civil philosophy and spatial arrangements,
o Services philosophy and special arrangements.
· Preliminary assessment of energy use and embodied/ in-use carbon, incorporation of standard systems.
2.4 Critical interfaces and logic:
· Environmental control philosophy and special allocations for ventilation.
· Availability of the site and outline construction methodology assumptions.
· Services capacity for the site permitted working hours on site.
2.5 Construction requirements (examples):
· Crane use zones, If the contractor is not engaged at stage 2, I don’t know how these are delivered.
· Traffic diversions.
2.6 Project costs:
· Feasibility cost plan.
· Feasibility whole life cost plan.
2.7 Project logistics and off-site activities (examples):
· Assumed access and egress points,
· Potential delivery and lay down zones.
2.8 Project facilities (welfare, IT infrastructure, security etc.), on-site and offsite (examples):
· Assumed access and welfare zones,
· Design team collocation.
2.9 Notes and associated project. documents, based on model information:
· Technical strategy studies Commissioning philosophy,
3 Definition stage (CIC Stage 3 - Design Development)
3.0 Overview:
· At design stage, the objects shall be represented in 3D with the specification attached. – What exactly specification attached means needs further clarification.
3.1 What the model can be relied upon for:
· A dimensionally correct and coordinated model which communicates the response to the brief,
· Aesthetic intent and some performance information that can be used for analysis,
· Design development and early contractor engagement.
· The model can be used for coordination, sequencing and estimating purposes including the agreement of a first stage target price.
3.2 Output:
· Approval of co-ordinated developed design.
3.3 Parametric information:
Co-ordinated Developed Design for the project setting:
· Generic systems, objects, or assemblies represented with, detailed form, function, cost.
· Defining all components in terms of overall size, typical detail, performance and outline specification.
· Primary geometry is frozen. – This important clause requires further clarity.
· Integration of standard designs and systems.
· Builder’s work strategy for significant interfaces.
· Energy use embodied and in use carbon.
· Maintenance Plan.
· Detailed design and construction.
3.4 Critical interfaces and logic:
· Assumed procurement package performance and spatial boundaries.
· Other relationships between procurement packages.
· Assumed design codes regarding dimensional tolerances of related systems.
· Foundation tolerances for the use of off-site modular systems.
· Assessment of predicted movements (thermal, loading, creep, shrinkage etc.).
3.5 Construction requirements (examples):
· Confirmed crane (or other lifting system) zones.
· Formwork details. It’s unclear what this requirement means at this early stage. Planning of enabling works, temporary buildings, and hoardings, would appear more appropriate at this design stage.
· Traffic diversion details.
3.6 Project costs:
· Commitment Cost Plan.
· Contractor’s first stage bid submission. I’m assuming the contractor will take 4 weeks to generate a return bid, which would be followed by 2 weeks of negotiations. So we are halfway through Stage 4 when a fixed price is established.
· Detailed whole life cost plan.
3.7 Project logistics and off-site activities (examples):
· A feasible logistics sequence for the construction sequence.
· Confirmed modular strategy (volumetric, panelized, hybrid or other).
3.8 Project facilities (welfare, IT infrastructure, security etc.), on-site and offsite (examples):
· Confirmed access zones.
· Design team collocation.
3.9 Notes and associated project documents, based on model information:
· Provides the basis for Integrated: Production Information to be produced on a package basis with limited risk of changes to primary coordination.
· Room Information sheets.
· Detailed construction methodology.
· NRM2 and NRM3 cost plans.
· Health and safety risk management.
· Risk management plan.
· The level of detail should as a minimum represent the space allocation for the product’s access space for maintenance, installation and replacement space in addition to its operational space. For example, the space required to turn on or turn off valves.
4 Design stage (CIC Stage 4 - Production Information) – Contract/Construction Documentation (CD)
4.0 Overview:
· The object shall be based on a generic representation of the element.
4.1 What the model can be relied upon for:
· A dimensionally correct and coordinated model that can be used to verify compliance with regulatory requirements.
· The model can be used as the start point for the incorporation of specialist contractor design models and can include Information that can be used for fabrication, co-ordination, sequencing and estimating purposes, including the agreement of a target price/ guaranteed maximum price.
4.2 Output:
· Integrated production information.
4.3 Parametric information:
Production information for the project:
· Specific systems, objects and assemblies accurate in terms of specification, size, form, function and location.
· Critical interfaces flagged. Other than a traditional written report, I’m unclear how this is achieved.
· Fixing methodology.
· Confirmed clash free detailed production programme sequence.
· Updated: energy use and embodied and in use carbon, detailed design and construction programme.
4.4 Critical interfaces and logic:
· Allocated procurement package relationships, performance, and special boundaries.
· Actual dimensional interface requirements.
· Records of any derogations approved.
· Actual on-site to off-site interface specifications.
4.5 Construction requirements (examples):
· Actual crane (or other lifting system) zones and movement sequences,
· Construction methodology, sequence and movements, critical to how the production design is developed.
4.6 Project costs:
· Contract Sum/ Target Price/ Agreed Maximum Price.
· Pre-construction whole life cost plan.
4.7 Project logistics and off-site activities (examples):
· Finalized logistics sequences.
· Details of the actual off-site system to be used.
4.8 Project facilities (welfare, IT infrastructure, security etc.), on-site and offsite (examples):
· Finalized, costed plan.
· Critical lead times confirmed.
· Off-site manufacturing capacity reserved. It’s unclear how this occurs if the Sub-contractors are not engaged before this stage. This assumption is the primary sub-contractors are engaged at the start of stage 4.
4.9 Notes and associated project documents, based on model information:
· Updated: maintenance plan, risk management plan, detailed construction methodology,
· NRM2 procurement pricing schedule,
· NRM3 maintenance cost plan,
· Health and safety risk management plan,
· Risk management plan.
· The specification properties and attributes from design allow selection of a manufacturer’s product unless the product is nominated, free issue or already selected.
5 Build and commission stage (CIC Stage 5 - Manufacture, installation, and construction information,) – Construction / Contract Administration (CA)
5.0 Overview:
· The generic object shall be replaced with the object procured from the manufacturer. Any essential information to be retained shall be reattached or relinked to the replacement object. Difficult to achieve without an external linked Database.
5.1 What the model can be relied upon for:
· An accurate model of the asset before and during construction incorporating coordinated specialist subcontract design models and associated model attributes.
· The model can be used for sequencing of installation and capture of as-installed information.
5.2 Output:
· Integrated production information.
· Complete fabrication and manufacturing details.
· System and element verification.
· Operation and maintenance information.
· Modify to represent as installed model with all associated data references.
5.3 Parametric information:
Production record for the project:
· Specific systems, objects and assemblies accurate in terms of specification, size, form, function and location with detailing, fabrication, assembly, and installation information.
· Detailed routing of systems.
· Fixings and interfaces details to be used.
· Updated: energy use and embodied and in use carbon.
· Detailed design and construction programme.
5.4 Critical interfaces and logic:
· Progressive capture of actual dimensional data for critical interface dimensions.
· Progressive capture of information for calculating material requirements for follow-on packages.
· Capture of object status for progress reporting and collaborative planning.
5.5 Construction requirements (examples):
Status of construction requirements:
· Safety briefing information.
· Construction methodology, sequence and movements, critical to installation.
· Formwork details including install and removal sequence.
· Actual traffic diversion details.
5.6 Project costs:
· Contract Sum/ Target Price/ Agreed.
· Maximum Price.
· Pre-construction whole life cost plan.
5.7 Project logistics and off-site activities (examples):
· Object status progress recording to initiate demand pull signals for deliveries.
5.8 Project facilities (welfare, IT infrastructure, security etc.), on-site and offsite (examples):
· Recording status of security critical areas (EG unchecked, sweep in progress, screened and secured).
5.9 Notes and associated project documents, based on model information:
· Detailed construction methodology.
· Updated health and safety risk management plan.
· NRM3 maintenance cost plan.
· The selection of the product should give further detail about flanges and connections so that final positioning of pipework and ductwork can be defined.
· Clash avoidance/checking shall continue during the construction process as the models are updated with as-constructed information and checked against the construction tolerances specified in the contract.
· Construction or manufacturing defects or deviation out of tolerance shall be measured and the models updated within a time agreed across the project (e.g. 24 or 48 hours) so that impact on following trades can be checked and appropriate decisions can be taken.
6 Handover and closeout stage (CIC Stage 6 - Post practical completion) – Defects Liability stage + Soft landings (can be up to 3 years)
6.0 Overview:
· All necessary information about the product shall be included in the handover document and attached to the commissioning and handover documentation.
· The as-constructed model shall represent the as-constructed project in content and dimensional accuracy.
· All the manufacturer’s maintenance and operation documentation, commissioning records, health and safety requirements, the final COBie information exchange, as-built models in native format and all relevant documentation.
6.1 What the model can be relied upon for:
· An accurate record of the asset as a constructed at handover, including all information required for operation and maintenance.
6.2 Output:
· As constructed systems, operation and maintenance information.
· Agreed Final Account Building Log Book Information gathered as key elements are completed to feed installation information for the later packages.
6.3 Parametric information:
· Updated: Geometry and installed product information, “as constructed” Accuracy/ resolution of information.
· Commissioned performance for: Opex, energy, and carbon.
· Detailed maintenance methodology.
· Snagging (defects/punch-list) actions status.
6.4 Critical interfaces and logic:
· As constructed 3D scan.
· Element performance test results.
· System commissioning status.
6.5 Construction requirements (examples):
· Confirmed status that the construction aids have been removed.
6.6 Project costs:
· Final account.
6.7 Project logistics and off-site activities (examples):
· Remote monitoring systems status.
6.8 Project facilities (welfare, IT infrastructure, security etc.), on-site and offsite (examples):
· Security system operational,
· Potentially using model information for lines of sight from cameras, Should this not be done during design.
· PAVA (Public Address and Voice Alarm System) zone controls, etc.
6.9 Notes and associated project documents, based on model information:
· Approximate final account.
· Maintenance procurement pricing Remedial works,
· Handover and maintenance programme.
7 Operations stage
7.0 Overview:
· The performance of the project shall be verified against the EIR and the brief. If the specification is not met and changes are necessary, then objects that have been changed or replaced with different equipment shall be updated accordingly.
· At the in-use stage, the object’s information shall be updated with any supplementary information such as maintenance records or replacement dates, and objects that have been changed or replaced with different equipment shall be updated accordingly.
7.1 What the model can be relied upon for:
· An updated record of the asset at a fixed point in time incorporating any major changes made since handover, including performance and condition data and all information required for operation and maintenance. The full content will be available in PAS 1192-3:2014.
7.2 Output:
· Agreed final account.
· In use performance compared against Project Brief.
· Project process feedback: risk, procurement, information management,
· Soft Landings.
7.3 Parametric information:
· Revisions for modifications to the facility during its life.
7.4 Critical interfaces and logic:
· As modified survey data.
7.5 Construction requirements (examples):
· The design of any construction requirements, EG: temporary safety supports or restraint systems if structural defects have been discovered.
7.6 Project costs:
· Actual in-use costs.
· Asset replacement sinking fund.
7.7 Project logistics and off-site activities (examples):
· Remote monitoring systems status.
7.8 Project facilities (welfare, IT infrastructure, security etc.), on-site and offsite (examples):
· Security system operational.
· Facilities Management systems running on model-generated information.
· Geometry for letting activities accessed from “as constructed” model.
7.9 Notes and associated project documents, based on model information:
Close:
I hope the above can be a discussion starter. If any of the above information is factually incorrect, please advise point out the error and the relevant document clause reference, and it will be correct.
References:
Below references are for part 1 & 2 of the article series.
Other noteworthy reading material:
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