Soft Landings. Delivering Better Sustainable Buildings. Gary Clark, Wilkinson Eyre Architects Stuart Thompson, Morgan Sindall

Transcription

1 Soft Landings Delivering Better Sustainable Buildings Gary Clark, Wilkinson Eyre Architects Stuart Thompson, Morgan Sindall 1

2 Recurring Issues

3 How have we approached it

4 How have we approached it

5 How have we approached it

6 How have we approached it How has this helped? Understand Client vision & values Existing Client strategies for operational performance & specification Lessons learnt, feedback Start by closing the feedback loop

7 Soft Landings Origins Late 1990s: devised as Sea Trials for new buildings, by architect Mark Way 2004 scope of service documentation developed with construction sponsorship 2008 Open-source documentation developed into a Framework by industry task group led by BSRIA 2009 The Soft Landings Framework authored by BSRIA and the Usable Buildings Trust Soft Landings covered in BREEAM New Construction, the IGT report, and Government strategy

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9 What does Soft Landings mean to Morgan Sindall..? compliments our Perfect Delivery philosophy, which is at the heart of everything we do offers our customers an enhanced experience, ensuring that we are the best in the industry delivering exceptional customer service ensures we think about asset performance, creates a seamless construction phase and enriches our approach to aftercare the framework of activities provides a structure for us to provide a consistent approach

10 How have we approached it GSL Section 3 Functionality & effectiveness Developing the Brief BSRIA Stage 1 Inception & briefing Review past experience

11 Five Stage Process Monitor, review, fine tune, and perform periodic feedback studies for up to three years to reach performance targets Stage 5: Extended aftercare & POE Feedback Stage 1: to Inception and briefing and briefing Clarify operational outcomes in the client s requirements Stage 2: Design, construct Review past experience, agree performance metrics, agree design targets, regularly reality check Support occupants in first few weeks of occupation, be resident on site to respond to queries and react to emerging issues Stage 4: Initial aftercare Stage 3: Pre handover Prepare for occupation, train FM staff, demonstrate control systems, review monitoring strategy of occupants and energy use

12 Soft Landings and Reality Checking 2013 RIBA RIBA Plan Plan of of Work B0 & 1 2 C to 4 H J 5 to & K6 L1 7 L2 & L3 Strategy Concept Design & to Preconstruction design & Construct handover Mobilisation Construction & Post practical Design brief In use Aftercare and brief technical completion Stage 1 Stage 2 Stage 3 Stage 4 Stage 5 Inception and Design Pre Initial Years 1 to 3 briefing & construct Handover Aftercare Aftercare SOFT LANDINGS ACTIVITIES D1 Continue building revisits A1 Resident on-site attendance Review design for buildability, commissionability and A2 Provide datacomms links D2 maintainabilty A3 Building usage guidance D3 Review design for usability and manageability A4 Technical guidance D4 Undertake reality checking started at Briefing stage A5 Communications B1 Define roles and responsibilities D5 Revisit and update early performance targets A6 Walkabouts B2 Review past experience D6 Incorporate Soft Landings requirements in tender documents B3 Plan evaluations & reality checks D7 Iterate between Stages D1 to D4 during the design process Y1 Aftercare review meetings B4 Set performance targets Y2 Log env'l & energy performance B5 Sign-off gateways B6 Incentives for performance outcomes P1 Environmental / energy logging review Y3 Systems and energy review P2 Building readiness programme Y4 Fine tune systems P3 Commissioning records check Y5 Record fine-tuning and change P4 Maintenance contract Y6 Communications P5 Training Y7 Walkabouts P6 BMS interface completion and demo Y8 Measure env'l & energy performance P7 Migration Planning Y9 End of year review P8 Aftercare team home P9 Compile Building User s Guide P10 Compile Technical Guide P11 O&M Manual Review

13 Government Soft GSL Landings Soft Map Landings: How do they relate? Define outcomes and measures of success Identify & deliver user / operator needs Asset Design & Construction Design & Construction Commissioning, Training & Handover Measures Financial Performance 0 Review new design requirements and expectations through feedback 1 7 P P3 2 Measures Client decision points Information Exchange points Collect and compare actual operational performance against planned targets Functionality & Effectiveness Environment Asset Operations Asset/Facilities Management BSRIA Soft Landings is one way to deliver GSL but Outcomes have to be realistic and measurable and Collaborative working is a pre-requisite or Outcomes will probably not be achieved

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15 Where does it fit in?

16 Where does it fit in? 510A SPECIAL REQUIREMENTS Statements and undertakings: Prepare, describe how the special requirements will be complied with: - As required and described in the tender documents; VISREA 'Soft take off and landing'; Mechanical and Electrical Engineering Co-ordination.

17 Where does it fit in?

18 Where does it fit in?

19 Where does it fit in?

20 Where does it fit in? More common

21 Where does it fit in? More common But also This is new

22 Where does it fit in? Local Authority ITTs in relation to GSL Does "Ensure project is completed using government soft landings" mean: just do the things set out in accompanying bullet points, or do everything in the GSL documentation?

23 Plan of work

24 Plan of work March April May June July Aug Sept Oct Nov Dec Jan Feb RIBA Stage B Stage C Stage D Period of reflection DQI 1 Stakeholder 1 Stakeholder 3 Stakeholder 5 Stakeholder 2 Stakeholder 4 DQI 2 Life Cycle ( + CO 2 ) Project values Reality checking workshops Soft Landings launch SL meeting Stage 1 Soft Landings Gateway Review SL meeting SL meeting Stage 2 SL meeting

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26 Awareness Delivery

27 What is the Cost of Soft Landings? Stage Activity Additional Cost Stage 1 Briefing and Targets nil Stage 2 Stage 3 Stage 4 (month 1-3) Stage 4 (month 4-9) Stage 5 Appoint Independent SL Consultant: Reality Checking (4 workshops) Peer Review (2 days) Peer Review (2 days) Testing Aftercare office Team attendance on site (8 days) Peer Review (1 day) Team attendance on site (9 days) Peer Review (1day) POE (TM22 and BUS minimum) 6 Meetings of Core Project Team (Contractor, Architect, Service Eng, Specialist Contractor) Lessons Learnt Report Inc in contract Inc in contract nil 500 nil k 12k Inc in POE Total Additional Costs 32,000 (0.1-1%) 27 For Construction Costs 3m to 30m

28 Approx. 1.5% DEPENDING ON SCOPE Does it cost?

29 Does it cost?

30 Does it cost?

31 Does it cost? after PC to assist Clients fine tuning and post handover surveys we have not been involved in a SL project our understanding is our Breeam Champion will be our SL Champion we have vast experience in delivering SL

32 Approx. 0.5% DEPENDING ON SCOPE Does it cost?

33 Does it cost? Simple building systems When does the cost appear..? BUS Survey What is the cost of unnecessary kit TM22 survey (inc 3days) What is the cost of it going wrong Time/expenses allowance Inefficient Comparisons, further study Cost of putting things right Additional time & effort Loss of functionality Reputation What is the cost Approx. of not 0.1% doing soft landings..? DEPENDING ON SCOPE

34 Elizabeth Fry Building, UoE

35 Energy Analysis 75% Reduction 55% Reduction Source: UBT

36 Occupant Satisfaction Survey

37 Source: HCCC and Bennetts Associates Elizabeth II Court, Winchester

38 Energy Analysis 44% reduction Source: Carbon Trust Report

39 BUS User Results Occupant Satisfaction Survey before After 2008 survey Source: Carbon Trust Report

40 Download from

41 Soft Landings in a sentence Soft Landings is a process for a graduated handover of a new or refurbished building, where a period of professional aftercare by the project team is a client requirement planned for and carried out from project inception onwards and lasting for up to three years post completion

42 Soft Landings Delivering Better Sustainable Buildings Gary Clark, Wilkinson Eyre Architects Stuart Thompson, Morgan Sindall 42