You might have seen this case study, where Activeplan has supported PRP architect’s specialist safety case team to help clients like Clarion ensure their buildings are safe.
Surveys are a significant investment, so we want to ensure clients get the maximum value from each visit by providing surveyors with object libraries to select from and simple ways of using 360 photos that less expensive colleagues back in the office can use to enhance the survey.
BIM Level 2 Software
We provide the surveyor with:
a schedule of the spaces they are to visit and their accessibility
standardised libraries of the types of products they are likely to find,
standardised attributes and risks that require checking.
standardised libraries of recommended actions that address those standardised risks.
When replacement products are purchased, the Product Library maps them to the project, so the owner has a record of what was installed and where.
The standardised libraries transform the initial survey into a baseline and subsequent surveys become audits against what was found last time, enabling automated comparison reports of what has changed and the potential implications.
BIM Level 2 Performance
Where a performance specification for an asset is available, that can be assigned and retained as part of the Golden Thread so the selection of a replacement product can be informed by the original specification and not simply swapping out something that failed for another product that might be no better.
Clarion used the 1960s-built Bekesbourne Tower, a 12-storey concrete frame block in Orpington. PRP took a point cloud survey into Revit and created the geometric model we read into Activeplan’s spatial database.
Here Activeplan is using a webservice to connect the asset data to the Revit model in Autodesk Forge and we have an alternative UK service called 3DRepo which is really powerful.
When we click on the window, it automatically connects to the asset database which holds the information about each individual instance, the asset type and the manufactured product if we know it.
To make it easy for lay people like me to navigate around the model, the experts can create many saved views I can click on and slice though the model and present just the information I need.
In this case, the survey of the doors in this area hasn’t been done yet so the fields are waiting completion.
All of this is designed to optimise the time spent by the surveyors when they are onsite.
We might know that the doors on this floor were replaced three years ago with Phoenix Nan Ya thermoset composites so those can go into Clarion’s networked product library, which Travis Perkins can maintain and include alternative for when they need replacing in the future.
The asset database holds an image of the product plus the option of storing a condition photo of each asset.
We extracted the spatial coordinates from PRPs Revit model so Activeplan can present COBie as a simple interactive floorplan which can be used to plan site visits.
We identify a dry riser and drill into the detail where we can see the placeholders for the survey results.
The room tags come though from Revit and are used to tie everything together including asset schedules and we can use 360 photos to locate those assets to the images and verify what has been installed, is it still there and what’s its condition.
The asset library is tied back to the Product Library creating a very simple interface to the digital O&M.
BIM Level 2 Detail
We can also find things via schedules and here we select window units and drill into the types that were installed. It records they were installed in 1995 and had a 40 year expected life so we can plan to replace them over the next 10-15 years.
When we look at the door schedule, we can see that some of the types have been mapped against manufacturers products, in this case Phoenix which have already been used and are in the product library – along with any related documents like test certificates or pdf manuals.
COBie allows us to group together spaces that make up an apartment so we can get a lost of the 10 spaces that make up flat 5 or highlight them on a floor plan which a surveyor might need to arrange access.
So, if you are trying to work out how you can use BIM cost effectively on your existing buildings, we can certainly help. The 3D is very useful, but the fire brigades have told us that they prefer a simple accurate plan.
As you’ve seen, Activeplan covers all eventualities – schedules, floor plans, 360 photos and full 3D models.
This next presentation shows how PRP and Clarion can use the activeplan asset information model to undertake the surveys, record the results, inform remedial works and check they’ve been completed.
There are lots of great survey tools firms can use but the trick is to populate them with the right schedules and that is what activeplan does.
In this example, I’m going to show the mobile app we have developed with PRPs survey experts but we are more than happy to integrate with established applications like KyKloud, Go Report or Field View.
The survey work can be broken into several packages and this schedule shows the fire doors on the lower ground with traffic lights highlighting the risks in a schedule. Once of the doors has a red flag so we need to check that out.
The activeplan libraries hold a list of standardised asset types you need to inspect, the checks that were undertaken and the one that failed. Because is seen as important, its flagged as red.
The same information is presented as a floor plan and we can see another door has a fault that is amber which means it is essential but not urgent.
The measures that need checking are managed by authorised persons and formed to suit each specific type of asset along with the remedial action that might be instructed. By tying together this information, a cost and programme of works can be generated automatically.
BIM Level 2 Delivery
So, we now have reliable data about what is in the building, the condition of the assets and the spaces they support.
It might be that having a reliable sent of information about the condition of the building and the assets in it will be enough for the regulator but we think it is more likely that the owner will need to demonstrate that it is safe which is a much more challenging question so we have spent the last year or so experimenting with Artificial Intelligence tools that will enable a parent to use their mobile to ask “what is my best route to safety”.
Just as Google Maps recalibrates a route when it receives information on obstacles, we would like Activeplan to “understand” the relationship between space types, routes and the asset types that protect them. If we know a fire door or a damper is likely to fail, that route can be avoided and an alternative proposed.
The Activeplan spatial model of Bekesbourne Tower is behind this but we are using a Graph database to process the actual relationships between spaces, doors, windows and dampers and infer the answers from the network of data.
Sensors that report a fire door not closing properly or smoke escaping should be able to inform the Activeplan ai model help make more informed decisions.
We are planning to use this as part of a wider machine-learning process where standardised scenarios can be recorded and run against buildings so there is a consistent way of testing and appraisal.
We have a growing cohort of experts contributing their knowledge to our work so if you are interested in helping or learning more about how all of this, please get in touch.