Introduction
In this article, I want to convey both the benefits and issues we at ALS Labs Ltd have experienced first-hand of Building Information Modelling (BIM), from our perspective as a laboratory furniture manufacturer on large scale research projects in the UK over the last few years. I’ve taken responsibility for delivering the design element of BIM centric projects within our family firm, including the University of Glasgow's Advanced Research Centre. BIM technologies have been transformative for the UK construction industry, offering substantial advantages for main contractors adopting model-centric design philosophies, but carry challenges particularly for smaller contractors. I hope this article can help smaller contractors, regardless of discipline, decide whether adopting BIM is right for them.
Challenges of BIM for Small Manufacturers
Whilst BIM standards are designed to be open and software agnostic a reliance exists on proprietary software subject to steep licencing costs and learning curves, such as Autodesk Revit & Navisworks. For smaller outfits operating in a competitive marketplace, such as the laboratory furniture sector in the UK, these licencing costs present a substantial and sometimes insurmountable barrier to adoption, even before considering training or recruitment costs for design staff to make good use of the software to create high quality BIM deliverables, let alone where projects require COBie compliant data packages suitable for integration with end user building management systems.
This requires a substantial step up in technical literacy for design staff relative to the traditional design tools utilised by smaller manufacturers in our industry, and I’d imagine the same applies elsewhere; more traditional CAD tools like Autodesk AutoCAD are the backbone of our design process for smaller conventional installs. These tools afford substantial flexibility that suits our manufacture to order process with significant design variation based on roughly defined underlying “systems” of compatible components. Typical clients, particularly works direct for end users, do not need complex deliverables requiring proprietary software; they need a simple layout drawing on a PDF to sign off with details of finishes and function. Whilst ALS Labs Ltd have always utilised a 3D, model first design process, Revit is a very different piece of software, and working with COBie data exports, IFC UID’s, multiple file formats and secondary software introduces an additional degree of complexity.
Revit, and similar software, thrives on modularity and cooperation between disciplines. This is fantastic on large, prestigious new build projects, with an appointed Architect, Structural contractor, main contractor, MEP (Mechanical, Electrical and Plumbing) contractor, cost consultants etcetera operating in a common data environment, but for a client seeking a 3 metre by 2 metre run of wall benching around the corner of one room a piece of software subject to licencing costs of almost £3k per annum before discounts is wild overkill when it offers little benefit. Considering the need for complementary software to derive best value from Revit, such as Navisworks, most are going to opt for the AE&C package at around £3500 per annum, per user, before discount and staff training, compared to a less expensive tool most CAD designers are well experienced with regardless of background.
Whilst for creating modular families for architects to add to models themselves the possibility of subcontracting this work to BIM specialists or consultants may be attractive, there is little replacement for in house capability with first hand laboratory furniture design experience on model first, BIM centric projects; in fact, based on our prior experiences, we would argue that outsourcing BIM capability prevents companies exploiting BIM’s greatest benefits.
The Benefits of BIM Modelling for Subcontractors
BIM standards and technologies offer unique opportunities to carry out deep and detailed integration of work packages and coordination between subcontractors; something we at ALS Labs Ltd understand only to well, frequently working with our main contractor clients to accommodate MEP services being designed and installed by other trades within our furniture packages. For a smaller install this may be as simple as ensuring the provision of an appropriately sized void for plumbing services, a mounting position for dado trunking to carry electrical services, or the construction and installation of risers or integrated panelling systems to deliver MEP services into these spaces. Standardising these spaces and providing a simple section drawing to the end user, main contractor if present and MEP contractor to confirm that they are of sufficient internal size for the required services is generally far more than sufficient.
However, for larger projects on new build sites, particularly those in which structural / interior design changes are ongoing, client requirements are shifting and resulting models are being frequently revised by independent disciplines, scenarios can easily arise in which whilst individual trades design suitable, compliant solutions, a human reviewing multiple flat layout drawings misses conflicts between their designs and the scenario goes unnoticed until subcontract packages are being installed. Services may be revised within a certain space, a column shifts marginally, a pipe is moved on one of 50 revisions of 50 drawings, and suddenly benching cannot fit without framework changes or a sink cannot be connected without alterations to plumbing. This worst-case scenario can require fabrication of new goods, can initiate conflict as to where responsibility lies for cost of rework, and impact delivery schedules for both main and sub-contractor. The most valuable component of BIM modelling, in our experience, has been the ability to carry out this detailed clash detection as supplement to human review of drawing revisions. The use of video conferencing technologies such as Microsoft Teams allows us to conduct this review process with all parties “around the table” on a regular basis despite trades being geographically diverse; in the case of the University of Glasgow, separated by a 400 mile drive from the site in our case. The architect and end user can work out where they want the extra dozen sinks, we can incorporate this into our model and make the relevant furniture alterations, and the MEP contractor can revise their plumbing to suit, and we can then alter our encapsulation of the additional delivered services, all under the watchful eye of the main contractor and cost consultants, and with their signoff.
This deep level of regular, high frequency design coordination, with clash detection carried out in software and meticulously reviewed through open discussion by all parties, ensures quality, often innovative solutions to individual problems utilising the experience and expertise of the core design staff of each contractor. All too often, last minute fixes result in a solution that either compromises the ultimate install or leaves a sour taste for a particular contractor that impacts the relationship going forward and as a result further impacts delivery down the line or places a subcontractor in a detrimental position when seeking future tender awards.
A key component in this process is provision by the Main Contractor of a well organised, tightly controlled CDE or Common Data Environment. Systems like Oracle’s Aconex provide a single hosting environment for subcontractors to place their model issues and drawings, ensuring all are working to the most recent revisions. The inclusion of email-like communication in these systems, backed by a full contact list of all those involved in the project along with information on their roles and responsibilities also aids in collaboration, ensuring that requests for information and discussion on design issues can be easily made, directly to the right people.
This entire process can occur well ahead of any trade arriving on site. Early coordination between architects and subcontractors, often whilst the structure of the building is in build, can vastly reduce site programmes by ensuring when the time comes for trades to begin their works, a complete, millimetre accurate model of the entire project has resolved issues well ahead of time. Last minute queries, unforeseen problems and design considerations are, at least, vastly reduced and conflict between trades is a matter only of efficient scheduling of works, not design conflicts.
ALS Labs Ltd’s Sidenote; Flexible Design for Seamless Integration
Of course, in addition to this, whilst we have in-house capability to deliver accurate, coordinated BIM models our furniture systems are designed from the beginning to carry a degree of flexibility to accommodate unexpected conflicts on site. We all know that on any large project, no matter how accurately we prefabricate furniture to an agreed model, in projects with hundreds of kilometres of plumbing and electrical works and construction across tens of thousands of square feet inaccuracies occur on site that deviate from the model, whether a pipe run out of place, a floor out of level, a wall out of plumb. People are fallible and to err is human. FlexModular utilises bolt in extruded aluminium span rails providing both full prefabrication, rapid, simple assembly on site and the flexibility of permitting last minute alterations by shortening rails. We seek for our fitters to be highly experienced joiners and carpenters capable of making alterations to worktops etc. in situ on the rare occasions this is required. Being a UK based, manufacture to order company with close relationships to our core suppliers also means where necessary ALS Labs Ltd can rapidly supply replacement components. Designing tolerances and flexibility into furniture whilst still delivering a functional, aesthetically “clean”, pleasing solution requires expertise and experience, which ALS Labs Ltd is ideally positioned to supply to the laboratory furniture sector.
Conclusion: Value of BIM for Subcontractors
In summary, whilst BIM carries substantial barriers to entry both in direct software cost and developing staff capability, on suitable, large-scale projects overseen by tightly organised main contractors, the benefits far outweigh the cost, ensuring a solution that better suits the demands of architect, client, and delivers efficiencies in both coordinating service delivery and minimising rework and site complications. The depending factor is ensuring the volume and frequency of such model first, BIM led projects exists in the UK market for manufacturers of quality laboratory furniture solutions to invest in BIM capabilities by supporting the growth of our world class life sciences, higher education and research sectors.
