BSEE-MAR22-PG30.qxp_Layout 1 22/02/2022 10:20 Page 30
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he Grenfell Tower tragedy exposed serious failings across the entire supply chain involved in the construction and management of high-rise residential buildings. The construction sector is therefore under pressure to meet increasingly stringent safety, quality and sustainability regulations throughout a building’s lifetime – design, construction, maintenance, refurbishment and decommissioning. This includes the UK’s Draft Building Safety Bill, which introduces significant regulatory reforms of safety requirements for high-rise buildings, building products and fire systems.
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Paul McDevitt, managing director of TÜV SÜD
Building Advisory Service looks at the Building Safety Bill and the challenges the sector faces in digitising data relating to the entire lifecycle of a building in order to meet these new regulations
One of the requirements of the new regulations will be to create and maintain a golden thread of information – essentially an accurate and up-to- date, digital record of building data – from design to demolition. It therefore details how a building was designed, built and maintained through its lifetime, keeping a record of decisions made that creates a distinct trail of accountability to support building safety. The right people must be able to access the right information at the right time. While the impending regulations are focusing people’s minds from a compliance perspective (fines/imprisonment), this also offers potential for increased efficiency and cost savings in the long- term.
Building owners therefore need to ensure that they have the complete picture by integrating all data relating to an asset’s lifecycle, especially building safety information. This will help them to make fully informed decisions relating to asset quality, safety and sustainability criteria. It will also help them to develop robust strategies relating to future improvements, so they always comply with the latest regulatory requirements. The cost of pulling the golden thread together could be particularly expensive for organisations with multiple tower blocks. When faced with decades of unstructured or unavailable data relating to a building, most of which sits on legacy IT systems that cannot be accessed or integrated with newer systems - where do building owners start in order to meet these new requirements and achieve a compliant golden thread of information?
As there are so many different parties involved throughout a building’s lifetime, relevant information sits in multiple silos. Any information sharing today therefore requires human intervention, where paper-based and legacy information is transcribed and transferred into a digital format, which of course introduces the possibility of human error.
Also, through time, different methods and technologies will have been used to record information, from physical paper-based methods, where information is sat in dusty files, to spreadsheets or email. Even more recent projects that are fully paperless still don’t have the golden thread of information as various project systems are closed-off from one another.
These various manual and electronics systems don’t ‘talk’ and there is no one method for accumulating that data in one central depository that is accessible to all relevant stakeholders. The result is knowledge gaps and disconnect over time. Data analytics and management across a building’s entire lifecycle will reduce risk for building owners, duty holders and occupiers of high-rise residential buildings. The integration of data collection, management and analytics will create a golden thread of information that will give stakeholders confidence and peace of mind. Steps should include:
Data collection
The collection of all existing data relating to a specific building should be amalgamated into a single digital data library, so that information gaps or inaccuracies can be identified. This involves mapping out processes and understanding how systems integrate – a big mountain to climb! Firstly, a process map must be created, which involves defining the important/valuable information relating to a building and what must be recorded for compliance purposes. A simple way to look at it is to ask “what data adds value”. Part of the process is making sure you understand what you will use that information for (value). There is no point collecting data if you cannot answer the question “why?”. This is not about data volume, but data value – what ensures compliance, increases efficiency and saves money? Then you must review where this valuable data is held – internally or externally? – and in what format it exists – in a filing cabinet/what department etc
To fill identified information gaps, on-site surveys will be required to capture the required information. 3D laser scanning technology and inspection drones, which accurately scan the interior and exterior of buildings, can also be deployed for a build quality review and defect detection.
Similar to what is used in autonomous driving, 3D laser scanning technology systematically records the structural, architectural and service elements of a building. By turning physical assets into smart digital twins with the application of AI, the built asset can be tracked and analysed remotely, enabling data-driven inspections to support facility management. It will also spot data trends to identify any potential future issues. For example, building façades deteriorate as they age, which poses safety risks due to the potential of falling façade elements. Façade inspection is therefore an integral part of building survey as it helps to verify the integrity of the building structure and ensures safety for its occupants and people within its vicinity. Smart façade inspection using drones, requires a fraction of the time compared to conventional inspection. The resulting digital representation of the façade optimises building operation as it visualises and accurately tracks the condition of the façade, enabling more efficient repairs management.
Digitising this data, using solutions such as 3D laser scanning technology and drone-based façade inspection, means that it can be easily and fully integrated with all information elements relating to a building – significantly contributing to the successful development of the golden thread. However, it’s vital to remember that technology cannot do it all – there is still a need for engineering judgement to be used, which requires human experts.
Data management
Data is only as useful as the systems it sits in. The interface therefore needs to be fit for purpose and user-friendly, so that people use it effectively – to both retrieve and store information. A system needs to be usable and minimise effort on the end-user’s part so that information is recorded correctly and can be accessed easily. Joined up communications is also vital – a system that automatically alerts the right people to the right information. For example, alerting in advance when a certificate is due to run out, or an inspection is due. Any operatives that do work should also be able to easily record the correct information, which is then sent to their supervisor so they know the work has been completed – joined-up communications.
MAINTENANCE & REFURBISHMENT Filling the building information gap
30 BUILDING SERVICES & ENVIRONMENTAL ENGINEER MARCH 2022
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