PASSIVE PLAY

The new Clayton Community Centre in Surrey, British Columbia, reimagines urban recreation in a parkland setting. A look at how the design is supercharging social impact and championing the Passive House revolution.

�From left to right: clerestorey windows on the exterior of the library offer a glimpse of the two-way glulam roof design; inside the library, users are surrounded by views of the outdoor parkland. Images by doublespace photography.

Designing the Clayton Community Centre to become Passive House certified for ultra-low energy use was no easy feat, especially since the international standard had never been pursued for this type of facility in North America.

Also the largest non-residential project on the continent to achieve the designation, architects behind the 76,000-square-foot building in the Clayton Heights neighbourhood of Surrey, British Columbia, came to realize there were no precedents to refer to when faced with design challenges.

Most Passive House-certified buildings to date—1,965 globally and 124 in North America—are living spaces. This has been the reality ever since the standard was formalized in Germany in the 1990s and rolled out in Canada in 2010.

Melissa Higgs, principal at hcma, the lead firm on the project, explains that determining energy usage and related electrical loads was a daunting task, as this data is more predictable in a home environment. The Clayton Community Centre operates daily diverse programming for long hours, including music studios, a community rehearsal hall, a gym and fitness centre, a tool shop, a community kitchen and a branch library.

“It was very challenging to ask the client in the early design stage what classes they were going to offer in this building; all the things they were going to plug into the wall, how much equipment in the fitness centre,” she says. “Every hour of the day had to be understood.”

In B.C., a climate-related issue with residential applications is retaining heat inside a home through insulation. But due to the high number of people using the community centre, cooling became the larger, unexpected obstacle. “The heat of people’s bodies alone was enough to heat the building all year round,” says Higgs. “All of a sudden, we had all this energy that was required to cool it.”

Motorized clerestory windows open up to release the heat at night and bring essential cooling. During the day, natural light is filtered through for a dappled effect— like sunlight through trees— while reducing reliance on electricity.

The centre, which officially opened in October 2021 on a budget of $42

million, ultimately reduced energy consumption by 72 per cent compared to the average performance of similar existing buildings in the province, and cut carbon emissions by 98 per cent compared to others like it built to ASHRAE code.

ENVELOPE EFFICACY AND QUALITY CONTROL

Making the external envelope of a building as airtight as possible is crucial to Passive House success and is a component that long-term owners and operators should carefully consider, says Higgs. “Mechanical systems fail and change. It makes a lot of intuitive sense to be investing the money into the envelope.”

The rigorous air tightness requirement that comes with Passive House also requires a high level of on-site quality assurance and control. For this project, all trades were expected to understand every step of constructing the envelope.

As Higgs explains, ”you can’t pop a screw through the air barrier.” That causes a leak; too many leaks could mean not achieving the air tightness requirement. Contractor Ellis Don created a one-to-one scale mock-up of a section of the building to test drive how each trade would finish its task before the next trade arrived.

This higher level of on-site quality control is one reason why green building advocates praise Passive House, with many forecasting more uptake among institutional users.

“It’s a huge and valuable tool in the arsenal to address climate change,” says Higgs. “I’m hopeful we’ll start to see it embedded in code requirements, but I think public institutions need to be the leader with things like this. The City of Surrey paved the way for others to say that this is possible.”

DESIGNING FOR SOCIAL IMPACT

The Clayton Community Centre is the first building to test hcma’s homegrown social impact framework, which is based on principles of equity, social inclusion, sustainability and adaptability.

“We know there are all kinds of ways we can measure the technical environmental performance of buildings, but especially in community facilities, for a long time, we’ve been interested in measuring social outcomes related to facilities,” says Higgs.

�From left to right: clerestorey windows on the exterior of the library offer a glimpse of the two-way glulam roof design; inside the library, users are surrounded by views of the outdoor parkland. Images by doublespace photography.

The framework informed how deeply the community was engaged, leading to extensive conversations around inclusivity that strives beyond building codes.

“The reality is the building code is the absolute minimum requirement that we have to meet, so in some ways, we look at it as the absolute worst we can do,” says Higgs. “Anything above and beyond that is better, and for us that means learning from our mistakes, learning from others’ mistakes and talking to people with lived experience so we can understand the barriers they face.”

More than half of Canadians though have not participated in any community development consultations. A study released in April from the non-profit Angus Reid Institute—in partnership with Rise For Architecture—found many Canadians don’t participate in consultations due to cynicism, lack of information or they feel their voices won’t make a difference.

The same survey revealed Canadians are near unanimous in their belief that new buildings should be accessible to people with disabilities. Behind the walls of Clayton Community Centre, accessible design considers all levels of visual impairment, intuitive wayfinding and gender diversity.

For instance, door widths and wheelchair radius’ carefully consider vertical circulation. To make the user experience similar for elevators and stairs, the start and end points for both modes of transportation are closely aligned.

Upon entering, the facility’s sole reception desk offers a clear visual so patrons understand where to approach for questions, while contrasting surfaces and well-located signage improve navigability.

BETTER CHANGE ROOM EXPERIENCES

For a long time, hcma has been designing universal change facilities in aquatic centres, but doing so for a washroom facility at a community centre was a new experience.

“We did quite a bit of work trying to figure out what were precedents in North America and there really weren’t any,” says Higgs. To shepherd other architects through similar projects, the firm compiled a 36page best practices document called, Designing for Inclusivity: Strategies for Universal Washrooms and Change

Rooms in Community and Recreation Facilities, with advice from TransFocus Consulting.

One guiding principal is that access improves for everyone when the design reduces barriers for vulnerable populations.

“The best design processes involve consultation with a variety of user and advisory groups in order to mitigate concerns, while design strategies can help increase comfort for as many users as possible,” the document states.

For instance, designing stalls to a higher standard of privacy than found in most gender-designated washrooms and change rooms helps achieve comfort, while creating openness in adjacent areas promotes safety and visibility.

Gender-designated spaces should also be improved upon, rather than offering transgender and non-binary people only a universal option. Including ‘Trans people welcome’ on signage in these spaces helps alleviate the stigma.

INTEGRATING FOUR DISTINCT CLIENT GROUPS

The end result brought together four clients from the city—recreation, library, arts and parks— all accustomed to operating out of their own separate buildings. The library, for instance, has its own funding stream, reports to a separate board of directors, and holds different operating hours.

Each client expected to co-locate and deliver their services separately, but quickly realized there wasn’t enough funding available to meet all needs.

“We worked with them to move away from this idea of siloed operational services to something more integrated and shared,” says Higgs. “It was a huge difference for this project, which was a surprising amount of work, both in the design and now in terms of thinking about the governance and operational structure of the building.”

The community’s desire for a large, non-programmed social space was one vision that pushed the clients to pool space and resources and relinquish some of their individual areas.

One of the largest barriers at community centres is being able to provide free space, says Higgs. “Libraries are fantastic at that, but for many community facilities there’s a lot of programming that exists behind a pay point.”

Mimicking a clearing in a forest, this atrium space is the first visual patrons see when they enter the building, inviting users to spend unlimited time, without pressure to engage in any programs.

In a fast-growing city where trees are disappearing, saving the forest on the facility’s land was a larger concern among community members.

One of the most striking features of the building is the two-way glulam roof design, Higgs describes. Resembling the veins of a leaf, the heavy timber structure mimics a tree canopy as a series of large-scale modular interlocking pinwheel units create a two-way wood structure spanning across large spaces.

Beneath the canopy, the civic centre brings forth visions from a suburban community that is uniquely dense and devoid of home garages and other spaces for making and fixing things, like a woodworking studio and community kitchen.

“The fact we could ask questions and see the building change in response to what we heard from the community was really exciting,” says Higgs. “That’s one of the ways of being inclusive—it’s not just getting them into the building physically, but what are the things in the building that allow them to be their best selves.” | CFM&D

LIGHT UP YOUR LOBBY WITH AN INTERACTIVE DIGITAL SCREEN

Display custom content your residents want…without the waste!

Not too long ago, property managers had to rely on posters and paper notices to keep residents informed of maintenance matters, local events, safety protocols, and other building information. But thanks to advancements in digital technology, communication has come a long way. Interactive display screens have made content-sharing faster, easier, and more captivating than ever. Today, it’s about seamlessly integrating all your building’s communication channels with one turnkey solution that enhances the resident experience without the resulting litter, or time required to post and later remove paper posters.

“Imagine you’re a resident of a large condo tower in the downtown core,” says Scot Martin, President and CEO of youRhere Inc. “During the morning rush hour, a live TTC transit feed displayed in the lobby will tell you exactly when the next #12 bus is coming so you don’t have to stand in the rain. It will also show you the professional sports schedule and alert you to any big concerts in the area that will draw additional congestion. If there’s a deal at the local pub, it will give you those details as well. There’s really no end to the uses for these interactive information hubs that can be updated by building management simply using a laptop or a smartphone.”

From weather alerts and neighbourhood deals to amenity closures and recycling tips, if it’s of interest to your residents, then your digital screen is the place to share it. As Martin points out, people today are accustomed to getting their information digitally: “Whether it’s a check-in kiosk at the airport, a digital directory in an off ice building, a wayfi nding map in the mall, or a newsfeed on the elevator, digital technology is ubiquitous, and most buildings today are increasingly opting for some form of time-saving digital solution. Condominiums shouldn’t be the exception.”

Digital screens off er convenience without the clutter, content without the clean-up—and in emergency situations, they can even step in as powerful tools for delivering life-saving information.

“When an incident occurs at or near the building that requires the immediate attention of residents, digital screens can be used to quickly relay safety information,” says Martin. “Instructions for various emergency scenarios can be prepared and saved ahead of time so when they’re needed, they’re easy to access and update using our intuitive CMS systems.”

TOP 5 USES: Whether you’re considering going digital or already have an interactive screen, here are fi ve great ways to make the most of this all-in-one content management solution:

1. Display maintenance alerts Eff ective property managers know that communication is key to cutting back on the number of complaints that typically arise due to maintenance and construction. By informing residents of upcoming work and preparing them for any inconveniences, your complaints will signifi cantly reduce. 2. Highlight important building announcements Whether it’s a notice about an upcoming Board meeting or an invitation to a resident barbecue, updates can be made quickly and removed with zero hassle (unlike posters and paper notices). 3. Provide live transit schedules Commuters relying on local transit will greatly appreciate the convenience of having a live transit feed in the comfort of the lobby, especially on cold or rainy mornings. 4. Showcase ESG and other achievements Residents will appreciate seeing the results of your community outreach programs and charitable activities; also, digital screens are a great place to post waste reduction targets, results, and showcase your green initiatives. 5. Partner with local businesses Aside from promoting nearby establishments and supporting the local economy, offering advertising opportunities to local businesses can be a great way to subsidize the cost of your digital screens.

Units can be equipped with various accessibility capabilities, multiple language options and Content Management Systems, which ensure important messages are seen and heard by all, which can be especially handy for properties catering to specific segments of the population. They’re also a great way to share company sustainability goals, showcase charitable drives, or simply highlight new building features or amenity schedules.

In short, the benefi ts and opportunities are boundless, and when used to their full potential, digital screens can lead to an exceptional resident experience. Supported by intuitive soft ware and built to fi t within any budget, your condominium’s lobby, mail room or amenity space will light up like never before.

To fi nd out more, visit www.youRhere.ca.

BY BARBARA CARSS

A BREATH OF FRESH AIR

Facility managers could use IAQ combos for arresting airborne spread of COVID

Facility operators could use a combination of air exchange, filtration and purification to comply with the industry-leading guidance for arresting airborne spread of pathogens and contaminants. However, since MERV 13 performance is the baseline requirement—meaning removal of 90 per cent of particles larger than 1 micron and up to 75 per cent of particles that are 0.3 to 1 micron in size— one of the chief drafters of the guidance suggests a MERV 13 filter is the most straightforward and costeffective measure in many scenarios.

Speaking during a January webinar sponsored by the Building Owners and Managers Association (BOMA) of Canada, Luke Leung, the team leader for commercial buildings on ASHRAE’s Epidemic Task Force, provided data and modelling to demonstrate the risk of COVID-19

“It isn’t just about being safe. It’s also about feeling safe.”

transmission in average office settings and to outline the comparative benefits of various approaches for ameliorating that risk. Thus far in the pandemic, epidemiological studies in both North America and Europe have found lower incidence of infection in offices than in residential dwellings or other types of venues where people can interact, but that hasn’t necessarily translated into office workers’ perceptions.

“A lot of time when we talk about COVID, and especially in the HVAC context, it’s really about the risk level we want to tolerate,” Leung reflected.

“It isn’t just about being safe. It’s also about feeling safe,” concurred his co-presenter, Steve Horwood, vice president, national building development, with the HVAC service provider, GDI Integrated Facility Services/Ainsworth.

Together, the presenters weighed in on four complementary approaches for addressing indoor environmental quality: ventilation; filtration; air cleaning or purification; and occupancy and space configuration considerations.

Pre-omicron research indicated that, on average, there was a 1.4 per cent

chance that one infected person could transmit the COVID virus to others within an office space that adhered to ASHRAE’s HVAC guidance if it was fully occupied and no one was wearing a mask. That likelihood fell below 1 per cent with a lesser density of occupants wearing masks, but, even prior to the omicron variant, other variables could influence risk.

For example, there is some scientific evidence that a small fraction (approximately 2 per cent) of infected people generate vastly disproportionate quantities of the COVID virus, making them more virulent transmitters. “Your risk level could be significantly higher if you have a super spreader in your office,” Leung acknowledged.

OUTDOOR AIR BRINGS ENERGY-USE PENALTIES

Beginning with outdoor air intake, ASHRAE’s core recommendations are simply that buildings maintain at least the minimum outdoor airflow rates specified in applicable codes and standards. That’s based on the evidence that 100 per cent outdoor air would deliver a small increment of added risk reduction where MERV 13 performance is in place, but would typically come with a significant impact on energy use.

Even if there is no impact on energy use, Leung cautioned that operators will have to monitor outdoor air quality. As well, he noted that a radiant heating/ cooling system, which is coupled with a dedicated outdoor air system (DOAS) for ventilation, brings in far less outdoor air than conventional HVAC systems — an energy-saving design distinction that’s less adept in the context of omicron.

“Your risk level can be higher because there’s just much less air to circulate around,” he explained. “A MERV 13 filter on the fan coil unit will perform better than a dedicated outdoor handling system with a radiant ceiling.”

FILTRATION AND PRESSURE DROPS

Leung pegged the “first cost” or required capital outlay for MERV 13 filtration at about USD $0.25 per cubic feet per minute (cfm) of air handled compared to about USD $1.3 per cfm for ultraviolet (UV) light technology or up to $5 per cfm for other air cleaning options. Addressing concerns that MERV 13 filters restrain airflow to an extent that can cause a problematic drop in air pressure, Horwood reported he had seen some good results in a series of tests his company conducted to assess air pressure dynamics across the range of filters from MERV 8 to 13, and theorized that other aspects of product quality also come into play.

“Not all filters were made equal. In about half of the situations, we actually had worse performance from MERV 8 filters because of the material that was used,” he recounted. “We did not see the pressure drop in airflow concerns (for MERV 13) that most people anticipated that we would see.”

That said, Leung advised pressure drops and associated operating cost repercussions would be unavoidable with more rigorous filtration in the MERV 14+ range. To achieve performance of that level, facility operators could use a MERV 13 filter in combination with air purification technology.

PURIFICATION CAN HAVE MAINTENANCE IMPLICATIONS

UV light is an established means for destroying pathogens and disinfecting solid surfaces, and Horwood reported it has shown good results as an air cleaner. To get those results, though, he stressed that the application must be suited to the HVAC system’s size and capacity.

“It’s not something that you can just pluck off the shelf. There needs to be a certain level of millijoules per square centimetre through the full surface of the duct and the velocity of the air through the duct,” he explained. “Be cautious, particularly if you’re talking about large volume air and a (UV) system that is multiple smaller lamps. Multiple smaller lamps increase the opportunity for failure and can increase the maintenance.”

Looking at other air-cleaning applications, Leung suggested ionizers could be a largely redundant precaution in elevator cabs. That’s based on the short duration of elevator trips and the assumptions that the elevator has an exhaust fan facilitating up to 70 air exchanges per hour and that passengers will be wearing masks.

Citing a Chicago study that estimated there’s a 0.005 per cent chance of becoming infected in those conditions, he expressed his own confidence in vertical travel. “I don’t feel particularly concerned if I get into an elevator and people are wearing masks,” he said.

RESOURCES FOR FACILITY MANAGERS

While mask wearing is contingent on broad cooperation of office occupants, facility managers can play a role in risk reduction through awareness of directional airflow and the impact of office configurations. Leung described localized airflow patterns as a quirk that can’t be foreseen in big-picture recommendations, pointing, for example, to a well publicized case of airborne spread within a restaurant. “Heavy air flowing in one direction with high velocity is part of the reason why the person got infected over 20 feet away from the source,” he noted.

A paper presented at ASHRAE’s 2022 winter conference examined how office furnishing can affect air circulation and best practices for furniture arrangement. “It can be a value-add for your tenant,” Leung said.

Turning to tools for facility managers and operators, Horwood promoted the free online calculator his company has developed to help navigate ASHRAE’s formula for outdoor air equivalency. “You just need nominal knowledge about HVAC systems. You can slot in your square footage, what height, what MERV filter you are using, if you’re using UVC, if you’re using HEPA, and it will demonstrate the benefits of using MERV 13 or using other devices, but with MERV 13 being the easiest,” he said. | CFM&D

Barbara Carss is editor-in-chief of Canadian Property Management.

ROOFTOP SAFETY TRENDS – RAISING THE BAR ON ROOFTOP SAFETY & COMPLIANCE

The building design process includes many considerations for how it will serve the occupants working or living within it. And often, the technology required to optimize building safety, comfort, and effi ciency ends up being installed on the roof. These components may be necessary, but any piece of equipment added to a roof poses a degree of risk for those who may need to work in that space. And with rooftop footprints and confi gurations in constant flux, considerations for safety cannot fall through the cracks.

“Like every building component, roof footprint, features, and conditions can evolve over time; these changes can introduce challenges with accessing equipment,” says Vernon Ghinn a roof access and safety specialist at Skyline Group. “That’s why rooftop safety isn’t a set it and forget it responsibility; it is something that should be reviewed and improved upon quarterly to ensure you’re staying in compliance and keeping everyone safe.”

EVOLVING HAZARDS

Working at height comes with numerous risks. More and more, those risks include having to navigate access points (e.g., ladders or hatches) or rooftop equipment (e.g., HVAC systems, ducts, solar panels) that’s been installed throughout the space and – more frequently - near roof edges.

For example, says Ghinn, “At times, rooftop units are installed at the edge because that happens to be the quickest and easiest location for the installers to place the unit. The challenge lies in servicing those units, however, as a safety solution will be required to create a safe perimeter and working environment.”

Roofi ng layouts can also pose risks. For instance, flat roofs can become slippery to walk on when wet depending on the roofi ng membrane.

Added to these traditional hazards are the ones that appear over time. For example, building upgrades that aff ect the roof structure and design can also impact its elevations, requiring new safety equipment and considerations.

“That’s why it is important to understand the future state of your roof and how the roof is being accessed,” says another safety rep with Skyline. “Corridors are provided inside the building for safe access, so the same consideration should be given to the safety personnel required to keep the building running while accessing the roof.”

Another trend impacting roof safety is that rooftops are becoming more crowded. As land prices rise and available space in populated areas decreases, organizations are optimizing their investment by making more use of their available space. Some of that focus is being turned to rooftops, where building operators are turning their rooftop into a publicly accessed space (e.g., a garden or patio) or investing in energy-effi cient technologies (e.g., green roofs or solar panels). The result is a packed environment that requires safer access to all roof areas and increased awareness of potential fall hazards.

“Ultimately, it is important that your roof access and safety solutions stay up to speed with your roof as it goes through diff erent transformations,” adds Skyline’s rep.

STAYING COMPLIANT AMIDST REGULATION CHANGES

As building envelopes adapt, so do safety compliance obligations. This is also true of roof and height safety standards, which are constantly adapting to reflect emerging hazards.

“The number of roof fall-related injuries is alarming, so it’s only natural that local and national standards are getting stricter,” says the Skyline safety rep, explaining, “Today, more and more third-party service providers have their own safety guidelines that prevent employees from working on roofs unless the right safety equipment and protocols are in place.”

Aligning with such standards is a necessary challenge, especially since failing to keep a building compliant or ensure an installation is done to local safety guidelines can lead to serious injuries and costly liabilities. As such, it’s important to recognize hazards as they emerge and never lose sight of one’s safety responsibilities.

“It’s about accessing the roof safely, while working in a hazard free environment, in order to get back down from the roof safely,” says Ghinn, adding, “The fact is that the number of roof fall-related injuries is alarming, meaning there is room to improve on safety. The good news, though, is that the risks we’re seeing out there today can be mitigated with the right partners and height safety solutions that are readily available.”

RISING TO THE CHALLENGE WITH THE RIGHT SAFETY EQUIPMENT

No doubt, modern rooftop hazards require modern safety solutions. For example, says the Skyline rep: “We see too many access ladders that are cut short at the bottom, requiring an extension ladder to gain access to the actual roof access ladder itself. This is often done to restrict access to the public, but climbing a small ladder to grab the roof access ladder to then climb onto it is just simply dangerous. That’s why we developed a lockable gate to block the fi rst fi ve feet of steps and restrict unwanted access.”

The ability to manufacture ladders, guardrails, walkways, and various other rooftop safety solutions in modular sections is also proving to be a benefi t for today’s contractors. These solutions can be transported to the roof via a service elevator versus renting a crane, while also being installed in a fraction of the time. All while off ering the capability to customize a solution that best fi ts the needs of the roof and local guidelines.

“The savings become quite substantial for all parties,” says Skyline’s rep, explaining, “Our non-penetrating permanent guardrail system, for example, is designed to be lightweight and modular, making it quick and simple to install without needing to fasten into the existing roof frame. This eliminates the need to reseal the roof membrane for old or newly warrantied roofs after an installation.”

Protecting workers and staying in compliance means understanding your rooftop hazards before heading up onto the roof, while having a solution in place to mitigate the risks as they unfold.

After all, adds Ghinn, “Nobody should discover safety by accident.”

Skyline Group is a leader in roof access and safety compliance and contributed to this article. For more information on their rooftop safety solutions and their complimentary lunch & learn program, visit www.skylinegroupintl.com.

BY KELLY WIDGER

IMPROVING TRANSPARENCY IN THE BUILDING LIFECYCLE

Advancing projects in the P3 space through BIM.

As many facility managers know, the average building lifecycle is fragmented and opaque. A lack of communication and transparency force the stakeholders responsible for different project phases to work in isolation. Under these circumstances, decisions made during design and construction cause common, sometimes catastrophic, issues during the operational phase, leaving FM to pick up the pieces.

Building information modelling, or BIM for short, has the potential to transform the way we design, construct, and manage the built environment by joining up that lifecycle. For this change to happen, however, the FM industry must dispel some of its enduring misconceptions about BIM. Contrary to popular belief, it’s not 3D modelling software. A more accurate description is that BIM is a workflow that uses 3D modelling and other technology to create digital representations of a building’s physical and functional components. The comprehensive data from these models can help facility managers and other parties to monitor and share information across the building lifecycle, enabling more strategic decision-making.

By integrating BIM with IWMS (integrated workplace management system) software, FM users can see the asset’s location, including access or permit requirements, and access information about the asset itself, such as service history, manuals, warranty details, minimum/maximum temperatures, types of materials, and more. This capability guarantees more efficient information-sharing between the numerous stakeholders that collaborate to build and operate facilities. It also reduces the number of errors, thus enabling design innovation, ensuring construction quality, and reducing construction, maintenance, and energy costs.

BIM AND DIGITAL TWINS

Taking the technology to the next level, once a BIM model gains access to continuous operational data—for example, through the use of sensors— these digital representations can become ‘digital twins,’ a virtual version of the building. These digital copies are then used to model out scenarios, to gain insights about how to improve operations before applying changes in the real-world environment, to improve efficiencies and mitigate risk.

Digital twins contain four layers of information: the physical layer (the ‘as built’ data; the building system layer (a BMS to deliver real-time data from systems and components); the people layer (delivering behavioural data); and the enterprise layer (IWMS software relating to processes across facility and property management).

A GAME-CHANGER FOR FM

The FM industry has many horror stories of ill-judged design ideas that unravelled once they met the harsh realities of operations. There’s the recent tale of 432 Park Avenue, a super slender high-rise in Manhattan, New York, and briefly the tallest residential building in the world. Since opening, the tower has been plagued by residents’ complaints and news stories about water damage from plumbing and mechanical issues, elevator malfunctions, and creaky walls – all of which seem to stem from its 1,400foot height, a feature once the unique selling point for buyers.

Then there’s Strata SE1, a 43-floor residential building in London, England, which features three distinct wind turbines on its roof capable of providing 8 percent of the high-rise’s energy needs. Built in 2010, the tower was the first in the world to have wind turbines integral to its structure rather than installed in a retrofit. But there’s only one problem: in the 12 years since opening, they’ve hardly ever moved. Some reports suggest that the wind turbines are simply too costly to maintain and that residents find them too noisy.

These tales highlight something important. By involving FM professionals and FM technology earlier in the building lifecycle, projects can minimize the risk of costly repairs and refurbishments further down the line while delivering against other core objectives, such as meeting green commitments and keeping occupiers happy.

P3 POTENTIAL

Another common misconception is that BIM only works with new builds. Nothing could be further from the truth. While BIM is extremely effective when it’s implemented during the planning and construction phase, it can also be used to retrofit buildings, a particularly useful capability at a time when organisations are looking improve the energy efficiency of their buildings as part of broader zero targets.

FM teams can quickly and cost-effectively laser scan existing environments and use this data to create BIM models to aid decision-making long into a building’s operational life. This means that BIM can deliver significant benefits for long-term projects, such as public-private partnerships (P3) where there is a need to demonstrate transparency and perfor-

mance over periods of up to 25 years. The P3 sector is in a strong position in Canada. There are 38 infrastructure projects currently using the model in Ontario alone right now. Nonetheless, the pressure is still on P3 projects to keep public sector spending low and the value for public sector users high.

By integrating BIM with IWMS and payment mechanism (paymech) software, stakeholders can ensure better transparency across the whole P3 contract lifecycle. Paymech technology gives confidence to all parties that the project can operate according to the terms agreed, providing reports and trend analysis of service failures, deductions and rolling threshold values. Aligning BIM with the contractual terms also gives users clearer data to help deliver on time and within budget, adhere to compliance, and minimize those deductions. For FM service providers, integrating BIM with an IWMS enables more effective maintenance regimes as well as maintaining a comprehensive, fully up-to-date BIM model once the contract comes to an end and the building is handed back to the public sector client.

GLOBAL LESSONS

There are plenty of lessons globally for how BIM can deliver significant value to public sector projects. Though it doesn’t operate under a public-private partnership model, a local administration in the City of Gothenburg, Sweden, recently commissioned international IWMS and BIM software provider, Service Works Global to develop a 3D BIM model of an 8,000 sq ft school with the aim of using the data to help renovate and build an extension to the site. Prior to the construction, the local government department noted that the existing 2D building drawings were inaccurate. Changes and renovations made by the school over the years hadn’t been updated consistently, so the decision to 3D scan and create an accurate 3D model of the building and its outdoor environment was an easy one to make.

The use of BIM has ensured that the architects and designers involved in the project have a complete digital model and do not need to take additional measurements on site to produce new data. Additionally, they have all the correct information to hand over to the construction workers and FM teams once the project enters subsequent phases.

There can be no doubt of the potential for BIM to revolutionize FM by bringing the discipline closer to design and construction and allowing it to exert greater influence over every phase of the building lifecycle. Better collaboration with other stakeholders means better buildings and more efficient operations. BIM also has significant long-term potential. Lifecycle data from sophisticated digital twins could help inform future projects, serving as a continuous improvement tool that allows designers and architects to learn from FM’s operational expertise. | CFM&D

Kelly Widger is the general manager, Canada, for Service Works Global.