Guide to Using the RIBA Plan of Work 2013 - Other - Page 88
Guide to Using the RIBA Plan of Work 2013
Aside from completion of the built works, there are several new subjects that
increasingly influence this handover process. These are detailed below.
Intelligent building systems
Many buildings now contain a number of intelligent building services systems.
While such systems can result in a building that has reduced whole life costs, and
one that is a better building in environmental terms, such systems:
• have to be commissioned to ensure that they are running effectively and as
specified and designed
• require explanation and training in order to be run effectively
• need operating manuals to be prepared to set out longer term requirements and
for reference after training
• may need to be monitored to ensure compliance with contractual parameters,
or Project Outcomes, for environmental performance, and
• need fine tuning, including seasonal commissioning, in order to work as designed.
All of these activities must be considered, planned and integrated into the Project
and Construction Programmes so that the expectations of each member of the
project team are clear. For example, there is no point in a contractor achieving
what they believe to be Practical Completion if the building services do not work
as planned or the users have still not been trained in how to successfully run the
services installations.
While the considerations listed above primarily impact larger projects, on smaller
projects more efficient environmental controls are being specified more frequently
and certain passive solar devices may need explanation if they are to work
effectively. The principles set out will therefore increasingly apply to smaller projects.
A further complexity is introduced where the client for a building is not the end
user. This creates a further break in continuity between design and construction
processes and the ultimate user of the building, who may have the greatest
interest in the functionality of the building systems.
Asset management
The ability of the client to utilise the building information model or, more likely,
the federated model (see Chapter 6) creates new opportunities for all of those
involved in the design and construction of a building. The most fundamental shift
is that the design work that is produced by the design team has historically been
used solely for construction or for development by designing subcontractors
whereas, moving forward, it will increasingly be used beyond construction for
the operation and maintenance of the building. Of course, verifying or matching
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