Transcript Slide 1

FM Guidance for Design Teams
MEFMA Focus Group
Team Members
• Neil Blakey
FM Consultant, Mace Macro
• Stuart Clayton
Project Manager, Serco Middle East
• Ryan Darnell
Senior Services Manager, Khidmah
• Brad Robbins
Director of Services, Khidmah
Focus Group Goals
To provide an “FM Guidance for Design Teams” briefing
document to inform design teams, at all stages of the design &
construction process, of the issues they should address to
enable effective and sustainable FM operations to be
undertaken.
To identify those recommendations that are critical to effective
operations and those that are simply ‘beneficial’ to FM
operations.
To be published by MEFMA to the benefit of members
Setting the Scene
Why should and FM be involved in the design stages of a
development?
With the increased cost in building operations there is a renewed focus on cost
reductions with Facility Managers at the forefront.
Many of the operational reductions would be made in a more cost effective
manner in the design stages of a development rather than post handover.
Davis Langdon Strategic Consulting Effect on Whole Life Cycle
Setting the Scene: Current Market
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Developer reluctance due to value vs. cost and limited understanding
Late engagement of FM expertise leading operational difficulties
Issues at Handover too little to late to attempt to rectify
Lack of Life Cycle Consideration or value in cost
H&S risks to operations valued in leasehold properties more and more
Additional operational costs due to lack of efficient operational
methodologies which now has an impact with more educated owners
and buyers comparing total cost of occupancy
• Sophisticated Developers do this… though should we outline if this has
better placed them in the market or the downturn with better
products or not
Literature Review
• Developer Project Structures in developed
countries
• FM Design Activities in Industry guides and
standards
• Existing FM/Developer Processes
Project Structure
• From the literature review the Royal Institute
of British Architects (RIBA) plan of work was
chosen as most comprehensive and is
followed by many leading developers.
Project Structure
Most organizations follow the RIBA project
stages: A to L
Preparation
Identification of client's needs and objectives, business case and possible constraints on Development.
A
Appraisal
Preparation of feasibility studies and assessment of options to enable the client to decide whether to proceed.
B
Design Brief
Development of initial statement of requirements into the Design Brief by or on behalf of the client confirming
key requirements and constraints. Identification of procurement method.
Project Structure
Implementation of Design Brief and preparation of addditional data
C
Concept
Preparation of Concept Design including outline proposals for structural and building services systems, outline
specifications and preliminary cost plan.
Design
Review of procurement route.
D
Design
Development
Pre-Construction
E Technical Design
F
Production
Information
Development of concept design to include structural and building services systems, updated outline
specifications and cost plan.
Completion of Project Brief.
Preparation of technical design(s) and specifications, sufficient to coordinate components and elements of the
project and information for statuatory standard
F1 Preparation of detailed information for construction
F2 Preparation of further information for construction required under the building contract.
Tender
G Documentation
H Tender Action
Preparation and/or collation of tender documentation in sufficient detail to enable a tender or tenders to be
obtained for the project.
Identification and evaluation of potential contractors and/or specialists for the project.
Obtaining and appraising tenders; submission of recommendations to the client.
Project Structure
Use
Construction
Appointing the contractors
J
Mobililisation
Issuing of information to the contractor
Arranging site hand over to the contractor
K
L
Construction to
Practical
Completion
Post Practical
Completion
Administration of the building contract to Practical Completion.
Provision to the contractor of further Information as and when reasonably required.
Review of information provided by the contractors and specialist
L1 Administration of the operational contract after Practical Completion and making final inspections.
L2 Assisting building user during initial occupation period.
L3 Review project performance in use.
Challenges
• Defining the user/s of the report
• Focus Group members – Experience Not
Diverse and all aligned
• Restrictions on organizations Intellectual
Property
• Limited strata specific literature for design
guidelines
Progress
The team is developing outline guidance for the
Design stages:
• Appraisal
• Design Brief
•Concept
•Design Development
•Technical Design
Team is now developing actions for the Pre-Construction
Stage
Example of FM Design Guide Considerations
RIBA STAGE A – APPRAISAL
FM should be involved in Identifying the Stakeholder’s expectations and will consider the
following from an FM perspective:
•Use of the site by the Client
•Site location:
•Infrastructure:
•Roads, Utilities, Public transport infrastructure, What is already in place
•What options are available
•Accessibility
•Restrictions:
•Zoning, Industry use, Freezone areas
•Prestige associated with location
•Environmental considerations
•Location
•Client desire e.g LEED/PEARL ratings
• Site Procurement e.g. Leasehold/Freehold
•End user, sale or return, what are the drivers e.g. Lifecycle considerations
•Political and regulatory influences e.g. Anticipated code changes
Survey Development
Why produce a survey?
– Narrow range of experience
– Test our concepts
The survey is designed to:
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Gauge the industry importance placed on FM involvement in the design stage
Gauge level of FM involvement at present in projects
Discover any new processes being utilized in the industry
Develop trends on current review processes
Determine if special considerations are given to Strata developments
Expand upon our literature review findings.
• The data will be key to determining further the audience for the
report
• The survey data will be presented in the final report
Survey Content
Information will allow
group to differentiate
data captured between
FM Practitioners and
Developers
Information will gauge
the level of importance
placed
on
FM
involvement in Design
guidelines. Will also act
as baseline.
Survey Content
Will allow Focus Group to
plot the current trends in
which stages FM’s are
involved in Design Stage
Will allow Focus Group
to
determine
the
percentage
of
organizations that have
structure approach.
Will allow FG to
determine percentage
that use internal vs.
industry guidelines
Survey Content
Survey results can be
correlated
between
development types
Group is interested in
Strata considerations
given to design reviews
and
additional
comments from survey
participants
Project Timeline
Timeline
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26th September – Focus Group formed
3rd of October - Review of Objectives
3rd of October to 24th October - Literature Review
24th October to 1st November - Compile Design Review Activities
1st November to 14th November – Actions for Preparation
14th November to 30th November – Actions for Design
21st November to 4th December – Survey
1st December to 21st December – Actions for Pre-Construction
2nd January to 8th January – Actions for Construction
9th January to 15th January – Actions for Use
15th January to 26th January – Draft Report
26th January – Submit draft to MEFMA Board for Review
Forward Actions
• Collate Surveys and review the implication of the
survey results
• Review remaining RIBA plan sections F-L
• Review Focus Group structure and seek
Developer/Project involvement
• Involve additional representatives from Strata and
Developer backgrounds
• Group is presenting at Arabian Build and
Construction Expo, taking place from 22 – 25 April
2012 with Cityscape
Questions?