BIM

Background

In 1990, LA London (then Lees Associates) was one of the first architecture firms to ditch drawing boards completely and, rather than move to CAD, jumped straight into BIM, before the acronym was even conceived.

It wasn’t until the early 2000s when BIM became more widely adopted by the AEC industry that we were able to start working collaboratively with other design consultants in 3D. The benefits were immediately obvious: enhanced accuracy, a more efficient design process and much more reliable coordination between designs. But it took many years before BIM started to become standard in the high-end market in which LA London has always operated. There was a reluctance among others to use it for projects in existing, often listed properties, where no wall is straight and no floor or ceiling is level. Nevertheless, we never stopped ‘banging the BIM drum’ and, since John Lees’ retirement in 2011, LA Partners, Andrew Paulson and James Hall, have continued to be passionate advocates for its use.

In 2020, in recognition of the challenges of using BIM in complex historic buildings, we established LA Surveys, providing a premium-service 3D surveying solution to the UK market. LA Surveys 3D scans existing properties and generates a point cloud model of them. From this, we build an accurate and reliable existing BIM model for the architects, whether or not that is us, to develop their proposed scheme from.

What are the key benefits?

LA London’s clients enjoy the benefits of BIM whenever they work with us. We can offer BIM across many levels, from simple in-house project modelling up to full design team collaborative BIM integration. 

Benefits include:

• reduced re-work

• improved productivity and efficiency

• fewer conflicts and changes during construction

• measurable models provide early cost certainty

• clash detection between all consultants’ 3D information

• change management

• confidence in coordination

• 3D visualisation opportunities 

• energy analysis opportunities

We can, and do, utilise aspects of BIM across all of our projects, whether historic refurbishments or new builds.  The information stored in BIM can be exchanged between the stakeholders during the design and construction phases of the project and the whole lifecycle of the building (operation, reconstruction, repurposing, demolition).

Why is non-BIM practice inefficient?

Traditionally, different activities during the design process were separated, each consultant working independently on different drawings. As such, project-wide communication and co-ordination was regularly inefficient. Every time a change occurred, every separate drawing (and the model if there was one) would need to be updated separately, including schedules and visuals. The chance of errors and element clashes is high in this ‘old school’ environment, but it surprisingly remains common in many practices.

How does BIM work differently?

BIM was designed for multi-disciplinary collaboration. It produces a coordinated output from a range of interested parties based on a central 3D model. When changes are made in the model, they are reflected in every output (3D views, drawings, and schedules). All the design information comes from a single source, which means better integration between the different branches of design and specialists.

All BIM software uses a common “language”, allowing consultants to use different software platforms. It works with design tools that look and act like real construction elements, e.g. walls, door, windows etc. It also enables the integration of real objects based on manufacturers’ actual construction details.

The fact that these elements reflect the actual physical properties makes everyone’s job easier. Designers can identify errors and clashes early, clients have a more accurate understanding of the design, and contractors have confidence in the accuracy, reliability and coordination of the design information they are building from.

Protocols

When working collaboratively in BIM, it is essential to establish clear protocols and procedures that all stakeholders adhere to. If requested, and as an agreed part of our scope, we can draft a “BIM Execution Plan” that will set out the following:

• A statement of intent for how BIM is to be used on the project and the key objectives

• Identities of all stakeholders and contributors and their roles and responsibilities.

• A schedule of all model components and elements, which consultant is responsible for each, and the Level of Detail (LOD) they will be working to at each RIBA Stage. It is always helpful to give real-life examples of each applicable LOD, for the avoidance of any doubt.

• Agreed protocols for data exchange. Typically, a ‘Common Data Environment’ will be established where all BIM, 3d model and 2d drawing data will be stored. The frequency of publishing, e.g. weekly, will also be set out.

• Agreed BIM model standards, including origin, measurement units, accuracy, naming conventions, gridlines and datums etc.

• All deliverables, including responsibilities and milestone dates.

A new workflow

The BIM model is developed within the same software from conceptual design through to the construction phase and even beyond. As the design process goes on and the model evolves, it becomes possible to create:

• massing studies

• façade studies

• light studies

• design development

• value engineering exercises

• CGI renders and movies

• planning and technical documentation

• details

• schedules

• a navigable model that the client to sign off the design from

The whole team can work on the same model, even with colleagues who are based in different parts of the world.

The information model can be presented and even shared to clients and other members easily via BIMx – ARCHICAD’s free companion app for tablets and phones. This allows them to see the proposal in 3D before it is built and provides them with sections, plans and schedules, all from the same file.

Further BIM benefits

In a BIM project we can differentiate between existing elements, new elements, and those to be demolished. This feature is crucial in a refurbishment project, where LA London have unrivalled experience. With the BIM model we can even simulate construction and identify possible issues on site before the project even starts. Quantities can be extracted from the model that link directly to other software (typically working with cost management, known as ‘5D solutions’).

Once construction is finished, facility managers can use the virtual model for handling and retrieving information, collaborating with architects and contractors for the lifetime of the building. A virtual building interface can be set up that links to mobile devices, thus allowing active maintenance and even automated servicing.

If you are interested in the potential of BIM for your project or practice, feel free to contact our studio for a chat about the future.