CASE STUDY:
Ara Institute
of Canterbury
Kahukura Block
BIMinNZ CASE STUDY: ARA INSTITUTE OF CANTERBURY KAHUKURA BLOCK –– 02
WHAT IS BIM:
BIM as a collaborative Quantity
Surveying tool.
Building Information
Modelling (BIM) is a
digital representation of
physical and functional
characteristics of a build
asset – everything from
bridges to buildings. A
building information model Ara Institute of Canterbury (Ara) is creating learning spaces aligned
is a shared knowledge
resource for information to its core values, including sustainability. Ara wanted a new building
about a facility forming a
reliable basis for decisions
to house its Architecture and Engineering students at its inner city
during its life-cycle; defined
as existing from earliest
campus. The result will be the Kahukura Block – a flagship building
conception to demolition. marking the entrance to the southern gateway of the campus.
The key principle is that
BIM is not any single act or
process. It is not creating The $34 million building is currently under construction.
a 3D model in isolation
from others or utilising The client and all of the design team saw the potential of BIM to add value to this
computer-based fabrication. project. Ara engaged AECOM to provide quantity surveying (QS) services, including
It is being aware of the cost plans for each stage of design, collaboration with the early contractor involvement
information needs of others
as you undertake your part (ECI) contractor, a schedule of quantities and administration of construction costs.
of the process.
The design brief was that the spaces within the three level 6,690m² building were to
be as open as possible to show off its structure so students could use it as a learning
tool. Ara wanted to have as sustainable a building as possible.
Initially, the design was to use a steel and concrete structure. As a result of the QS
process, AECOM recommended that a timber gravity structure be considered. The
end result was a hybrid solution of timber, concrete and steel that uses the best of all
of these materials to achieve a very efficient and more sustainable build. The building
is being constructed on a deep soil cement mix and reinforced concrete raft. It has a
laminated veneer lumber column and beam system with steel cross-braces and two,
in-situ-cast concrete cores.
This case study explains how AECOM used 5D BIM on “5D BIM enabled AECOM to
this project to assist with cost estimation as part of a provide a quick and accurate
collaborative process. 5D BIM is quantity surveying in a cost estimate of the detailed
collaborative digital environment; it involves extracting design for the Kahukura project.”
data from models to create cost plans. JON BRUWER
CAPITAL WORKS PROGRAMME MANAGER, ARA
BIMinNZ CASE STUDY: ARA INSTITUTE OF CANTERBURY KAHUKURA BLOCK –– 03
PROJECT DETAIL:
The Process
DURATION BIM USES
Design of the Kahukura Block The New Zealand BIM At the kick-off meeting AECOM sat down with the whole design
started in March 2014. The Handbook Appendix D defines team including Jasmax and Powell Fenwick Consultants (PFC) to
building is expected to be 21 distinct BIM Uses. To date, agree the ground rules for the BIM Execution Plan (BEP). This live
complete in early 2017, in time this project has used BIM for:
for the commencement of the Cost estimation
document captured details on how the team was going to operate
academic year.
Design authoring
in a digital environment, covering everything from the software and
Design review file types to be used, down to data storage, the QA process, and the
PROJECT PARTNERS
Client: Engineering analysis level of detail (LOD) required at design stages. (See BIM Handbook
Ara Institute 3D coordination. Appendix C – Levels of Development definitions.) This was integral to
of Canterbury (Ara) interoperability, enabling data and models to be shared seamlessly
Quantity Surveyor:
AECOM
across the team. There was no independent BIM Manager.
ECI & Main Contractor: AECOM brought their model content plan (MCP) to the table. The MCP
Hawkins Construction
performs a similar function to model element authoring but has been
Architect: Jasmax
specifically developed by AECOM for QS modelling.
Project Manager:
Inovo Projects This collaborative BIM tool enabled the team to discuss how AECOM
Structure:
Powell Fenwick Consultants.
was going to measure the building and populate the cost plan. Using
Fire, MEP, Hydraulics, Civil:
this text document, responsibilities for maintaining quality data on
Powell Fenwick Consultants various building components were assigned to different project team
Fire Sprinkler Modelling: members. This gave all team members a comprehensive picture
Protech of the project and what was needed. The MCP allowed AECOM to
Geotechnical:
Tonkin & Taylor
request data required to inform estimates. It also showed where the
responsibility for modelling the components lay so the right design
team member provided that detail in their model.
Co
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HAT IS A BIM 3D e v o n in g
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USE? OVATE PRE-DES di
g tio
REN IGN
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“BIM Use – a SIG
is
unique task or
N
procedure on a
project which can
benefit from the BUILDING
application and
integration of BIM INFORMATION
CO
into that process.” MODELLING
NSTR
THE NEW ZEALAND BIM HANDBOOK.
UCT
ION
THIS CASE STUDY HIGHLIGHTS THE
VALUE OF USING 5D BIM IN THE
DESIGN STAGE OF THE PROJECT LIFE
CYCLE.
TE
OPERA
BIMinNZ CASE STUDY: ARA INSTITUTE OF CANTERBURY KAHUKURA BLOCK –– 04
Importantly, the MCP gave everyone “BIM was a design requirement from
the opportunity to talk about their the get-go. We added BIM as a QS tool
components of the design before as AECOM’s protocol documents clearly
moving ahead to finalise them. showed what they wanted from the
AECOM attended fortnightly BIM model and how they would use it as
coordination meetings to provide input a communication tool to request the
during the critical design stages. This required data for cost plans.”
helped provide for the most efficient
RACHEL BOWEN-PRICE
construction process, along with ‘Safety PROJECT MANAGER, INOVO PROJECTS
in Design’ inputs.
The design team from Jasmax and Powell Fenwick Consultants produced 3D
information models and 2D drawings for each design stage for AECOM to prepare a
cost plan. AECOM was able to use the models within their cost planning software.
These included architectural, structural, mechanical, hydraulic and electrical models.
As the project’s quantity surveyor, AECOM used individual models to measure raw
data and the federated model, which brought all of the plans together, to visualise
the whole building.
At the end of each design phase milestone, AECOM prepared a cost plan based on
that documentation. AECOM then met with the client and design team to discuss
the estimated costings. Client feedback was used to modify the design and budget,
as required. AECOM’s last estimate was based on 70% detailed design.
Ara wanted to ensure that its flagship project was built and delivered on time and
to budget. To assist with this, Hawkins Construction was brought in as an early
contractor involvement partner at developed design stage. Hawkins collaborated
with AECOM and extracted quantities from the cost plan for market testing, and
gave independent advice on construction costs and risks. AECOM checked the
market estimates obtained by Hawkins against the model. This quickly identified any
mismatches and highlighted potential risk areas that could impact on the budget. It
also highlighted information gaps or issues with quantities or measures in the model
which could be rectified in the next stage of design so tenders for subcontractors
were accurate.
AECOM’s estimates were revised accordingly, based on agreed risk and market feedback,
providing Ara with a firmer price to budget on. Hawkins was then asked to provide a
lump sum tender for the building. A limited trade schedule of quantities was produced to
assist Hawkins in getting the most competitive pricing from selected trades.
Challenges and constraints
Ara requested that AECOM produce a cost plan within three days of the
completion of the developed design documentation, presenting one of the biggest
challenges for the team. Normally, this would not be possible on a project of this
scale but, with a BIM focused project, the level of detail within
“BIM has the potential to enable the model was appropriate to drive the quantities for the cost
better design because everyone plan. This meant AECOM was able to deliver the cost plan in 20
is on the same page; it facilitates work hours, in time for the client to sign off. Without BIM, this
task would have taken up to two weeks.
communication, collaboration and
contribution.” There was a perceived risk in relying on a digital model to
KEELEY POMEROY
drive quantities; investment in internal systems was required
SENIOR QUANTITY SURVEYOR, AECOM to ensure AECOM’s quality assurance systems were BIM
BIMinNZ CASESTUDY:
CASE STUDY:ARA
ARAINSTITUTE
INSTITUTEOF
OFCANTERBURY
CANTERBURYKAHUKURA
KAHUKURABLOCK
BLOCK –– 05
appropriate. 5D BIM enables best design
practice but it does not reduce project risk
in itself; it’s always down to the people who
use it.
The quality of the cost estimate is related
to the quality of the design documentation
provided to the quantity surveyor.
Policing of the BIM Execution Plan is crucial
to a project’s success; a key learning for all
the project team. Furthermore, the process
would have been assisted greatly by an
independent BIM Manager. The client needs
to be assured their consultants will be held
DATA EXTRACTED FROM THE PFC STRUCTURAL MODEL READY FOR COST PLANNING accountable if BEP criteria are not met, so
they deliver against Construction Industry
Council guidelines at each design stage.
As the 3D documentation was not part of the contract documents, AECOM could not
use the models for producing schedules of quantities for contractor pricing.
The construction industry needs an approved BIM method of measurement to
realise these time and cost efficiencies.
Results and benefits
5D BIM enabled AECOM to use intelligent data to provide Ara with accurate
quantities and costings, fast. Information could be harvested from the models to
drive precise measurement of different building components.
The speed with which cost plans could be prepared freed up AECOM to concentrate
on obtaining specialist market cost information to further increase the robustness of
the pricing.
Hawkins was able to use AECOM’s cost plan as the basis for conversations
with subcontractors and engaging with specialists, while remaining focused on
buildability and construction cost savings.
Having a proactive construction team on board early greatly assisted the QS process.
AECOM was in constant communication with Hawkins so their costing was “live”.
This was very powerful, enabling AECOM to quickly inform the client and project
managers of the impact on cost of any changes or design development options.
Working on a BIM-led project meant that
the quantity surveyors were part of the “5D BIM (digital QS) enables a quantity
design team and could contribute in a sense surveyor to work very fast because you
that wasn’t purely traditional. can rely on the data.”
A critical success factor was client support; KEELEY POMEROY
Ara understood the value of using BIM and SENIOR QUANTITY SURVEYOR, AECOM
saw that it enabled a process to achieve
excellence from their consultant team. “The speed and efficiency with which
Importantly, the client endorsed this AECOM could check the accuracy
sharing of information, recognising that of contractors’ quotes were greatly
collaboration was essential to successful assisted by BIM.”
delivery.
RACHEL BOWEN-PRICE
PROJECT MANAGER, INOVO PROJECTS
BIMinNZ CASE STUDY: ARA INSTITUTE OF CANTERBURY KAHUKURA BLOCK –– 06
Cost considerations
Using BIM saved time, therefore, money throughout the design stages “5D BIM definitely
of this complex project. For example, it enabled production of the helped us reach our
developed design cost plan in 20 hours instead of the usual one to two
budget targets.”
weeks required for a traditional, non-digital process. All time and fees
saved on cost planning were directed into engaging with the market JON BRUWER
CAPITAL WORKS
to confirm specialist pricing or achieving further savings through value PROGRAMME MANAGER, ARA
engineering workshops and meetings. Consequently, the timeframe for
the programme was reduced.
CONTACT:
Keeley Pomeroy, Senior Quantity Surveyor, AECOM, Email: [email protected]
Rachel Bowen-Price, Project Manager, Inovo Projects, Email: [email protected]
Jon Bruwer, Ara Capital Works Programme Manager, Email: [email protected]
For all things BIM and other case studies in
New Zealand go to www.BIMinNZ.co.nz
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