The project consisted of 4 refurbished leisure centres
funded by Slough Urban Renewal and delivered by Morgan Sindall. The first three centres are already complete
and operational with the final centre being delivered by the end of March 2019.
First to complete was Slough Ice Arena, followed by Salt
Hill Activity Centre and then Langley Leisure Centre.
Although MainManager has been used in Scandinavia for many
years and already manages numerous ‘BIM’ structures, this is the first
deployment in the UK. There were
obviously differences between the UK BIM process and the Scandinavian
methodology but, technically, we are in the same ballpark and FM180 have been
using MainManager in the UK for over 6 years.
This deep understanding of MainManager and the UK BIM mandate has
allowed us to work with the developers to ensure a robust and effective method
of capturing BIM data for the Operate and Maintain phase in a UK setting.
One
of the main challenges with converting BIM data for operations is that the FM
team need to be able to structure not only the data itself but, how that data
is organised for operational delivery.
For example, a flat import of COBie or an IFC will create objects although,
the data itself doesn’t understand how to group and sort these objects for
optimal FM service delivery. MainManager
has processes that allow us to configure the asset register in a way that
supports the FM operation for the client.
Whilst every site is different, the principles are the same
and we have found that using the ‘BIM’ way in all our projects has given us
valuable benefits. We have always used
solid project delivery methodology but, bringing the BIM process into our way
of working has given us further efficiencies.
Added to that the level of automation that is now possible via importing
of IFC’s produces savings in time, resource and vastly improves the accuracy of
asset information transfer.
As an experienced FM practitioner, I have no hesitation when
I say, give me a BIM model every time over any traditional data capture
method. Due to the stringent validation
carried out during the BIM process, FM can expect the most accurate information
about their assets possible.
We often hear the cry that BIM just means data overload but,
certainly in the case of MainManager, this is unfounded. Whilst it is true that you can capture all
the data from a BIM model, the detail needed for FM to deliver its services
hasn’t changed that much from a traditional standpoint. The key here is knowing what information is
relevant, interfacing that with the FM engine and allowing the remainder to
stay in the background for reference. One
aspect that does change radically however; is the use of information during FM
operations. In the past, the FM would
need to identify components manually and then search diligently through a
number of volumes within the O&M’s to find the answer to questions.
Rather than these being held separately as is still common,
MainManager allows us to fully integrate this information into the system. MainManager has a fully functioning Document
Management System that also allows connection from files within the DMS to
objects within the 3D model and the asset register itself. By connecting the documentation, hyperlinks, videos
and drawings to the FM system and even the objects themselves, finding
information is much more productive. This
is a key benefit of BIM for the operational FM and the wider team saving vast
amounts of time and speeding up decision making.
By utilising MainManager earlier in the BIM process than is
usual, we were able to help reduce the traditional issues post-handover. Using the incident handling process we worked
with the aftercare team to implement their existing defects process. This approach allowed us to capture and
segregate defects from general fault reports.
The defects process then kicked in enabling the team to evaluate and
process defects and either deal with them and close them out or generate work
orders which could then be assigned to the appropriate contractor for
action. Maximum use was made of mobile
devices so that issues could be captured directly from the front line and
automatically captured in the system.
A clear benefit of being able to leverage the visual output
from BIM within the FM context is that we can now use the ‘virtual asset’ to do
much more than simply view a ‘dumb’ 3D model.
We can interrogate the objects in the model as we have said before but,
we can now also inspect areas within voids, strip back walls, ceilings and
floors to reveal the location of hidden objects and use the model as a focal
point for discussions and training even when the people involved may be
geographically dispersed. This use of
BIM models in FM delivery will mature over time and we are already seeing build
sequencing on the roadmap for MainManager as well as the ability to carry out
EPD, LCM and other condition-based projections.
We will soon be using the ‘virtual asset’ to carry out activities such
as evacuation simulations, fire safety assessments and plan LCM activities
using visual cues.
Bringing all of this together with a powerful task
management suite that enables planning and costing of maintenance, condition
and other tasks over multiple years allows the client to project and adjust operational
costs year on year. Again, the quality
of data within the model ensures a clear, accurate and granular asset register
which allows the generation and implementation of the required PPM regime. Add to this the standard statutory and
regulatory tasks and the client is considerably de-risked. The automation of the system and mobile
enabled workforce give instant, real-time feedback to managers at all levels with
the ability to aggregate reporting across a large mixed portfolio.
This is just the start of the journey for the first three
centres. Over the coming months and
years, the data they generate through operations will feed into the wider
estates information providing effective lifecycle data that can be used to make
strategic decisions, inform product procurement and suitability and also,
reduce the overall cost of service delivery through efficiencies delivered by
quality, accessible data.
If you would like to know more about BIM for FM
operations, MainManager or FM180, please contact info@fm180.com
