BIM Handbook XILRa

Building
Information
Modelling
BIM Global handbook
making the difference
Contents
Contact
Dave Monswhite
Associate Director
Turner & Townsend
Bede House
All Saints Business Centre
Newcastle upon Tyne
NE1 2ES
t: +44 (0)191 279 7200
e: dave.monswhite@turntown.com
w: turnerandtownsend.com
1 Introduction
01
2 What is BIM?
02
3 Background to BIM adoption
04
4 Benefits
06
5 Risks and issues
07
6 A working model
08
7 QuanTTum
12
8 Our services
14
9 Key contacts and case studies
20
1 Introduction
2 What is BIM?
3 BIM adoption
4 Benefits
5 Risks
6 A working model
7 QuanTTum
The desire to reduce capital and operational costs and

mitigate the impact of carbon from both the construction
and operation of the built environment is a pivotal driver
for change. At the heart of these objectives is BIM, which
in simple terms can support the adoption of collaborative
behaviours and practices, connecting intelligent design to
information-based technologies to unlock efficient ways of
working throughout the project life cycle.
The recent surge in the development and adoption of
BIM has, in many cases, resulted in inconsistency of
definition and message. Therefore, there remains an
element of confusion about what it is and what it does.
BIM is often used to describe software, 3D modelling and
collaborative working practices or a process. In truth,
BIM is the combination of all of these elements, and
requires effective communication and clear and consistent
protocols, coordinated and integrated with technology, as
well as understanding and commitment from the client.
9 Contacts and case studies
Through improved communication and

collaboration, we bring greater clarity to
projects, enabling better decisions and
the reduction of risk, resulting in greater
certainty of successful delivery.
Introduction
Building Information Modelling (BIM) has

become a higher priority area following
its mandate by a variety of governments
and states. Subsequently adoption of
BIM by key players in the private sector
has followed.
8 Services
Steve McGuckin, Global Managing Director, Property
This handbook
This handbook has been produced as a starting point
in your journey towards BIM implementation.
We aim to give practical advice about what BIM is,
what the business benefits of adopting BIM are, and
how risks can be managed. By getting your strategy
for implementation right, we believe that BIM will
deliver greater business benefits, including increased
predictability, greater value engineering opportunities
and more opportunity for innovation through increased
collaboration. Our handbook also sets out some of the
key risks of adopting BIM at its current level of maturity.
To provide context to the challenges of adopting BIM
we have provided case studies that set out how clients
are approaching BIM, the challenges they face and how
we have responded to deliver benefits, including risk
reduction, increased project certainty, predictability and
assurance.
Our overriding message is that BIM is still evolving

and will continue to evolve.
To successfully implement BIM it is essential to make
sure your project or programme incorporates sound
project management principles to clearly set the
foundation for its implementation.
This will often include a number of basic steps such
as selecting an experienced project team, aligning
the project teams appointment with your BIM
requirements and setting out the overall BIM strategy
with a clear understanding of the end requirements
for your assets.
In the later sections we have set out what you need to

consider when developing a BIM strategy and how that
should be communicated to your project team to ensure
a coordinated strategy, clarity of benefits and objectives.
Turner & Townsend | BIM Global handbook
01
1 Introduction
2 What is BIM?
3 BIM adoption
4 Benefits
5 Risks
6 A working model
7 QuanTTum
All team members, including key project stakeholders,

work to a coordinated set of processes, supported by
technology, that add value by creating, managing and
sharing the properties of an asset throughout its life
cycle.
It incorporates physical, commercial, environmental, and
operational data on every element of the design of an
asset. The technology and process surrounding BIM is
rapidly evolving, but the key principles are the same:
54%
over half of construction

professionals surveyed are
now aware and currently
using BIM up 41% from 2010
What is BIM?
BIM, at its fundamental level, is a project

process that allows all team members to
collaborate in project development.
8 Services
UK NBS National BIM Report, 2014
There is no fully accepted definition of BIM. However,

it can be thought of as a digital representation of
physical and functional characteristics of a facility,
creating a shared knowledge resource and forming
areliable basis for decisions during its life cycle,
fromearliest conception to demolition.
The diagram below sets out Turner & Townsends

BIM road map and the relationship between knowledge
capture and BIM maturity.
improved earlier collaboration
Strategy
Brief
Design
Procure
Build
Transfer
Operate
Maintain
coordination
data exchange
It is a process that enhances client understanding of
how the asset will work and feel, and how it fits together
rather than simply what it looks like.
ledg
Lessons
learnt
Know
BIM
02
1 Introduction
2 What is BIM?
3 BIM adoption
4 Benefits
5 Risks
6 A working model
7 QuanTTum
8 Services
Singapore has put in place plan and

funding for BIM adoption. A budget of
US$ 20 million has been set aside for
BIM and related technologies for the
Singaporean construction sector.
Why is a BIM approach different?

BIM is a combination of both technology and integrated
ways of working. This is important, as when implemented
correctly it can underpin improvements in quality,
definition and delivery of outputs, together with the
implementation of a collaborative culture.
BIM provides one, central source of data, efficiently
supplying accurate and consistent information.
The development of a digital asset of this type requires a
clear process and solid definition of requirements in order
to get the right deliverables at the right time.
In this context, BIM can be a daunting term. Put simply,
it is a method of generating and managing building data
during the asset life cycle. It uses three-dimensional, realtime, dynamic building modelling software, to increase
productivity and inform building design, construction and
operation.
The BIM process enables the delivery and operation
teams to organise information surrounding a project,
by creating a database of relevant information using
software tools. This data transforms the design into a
virtual construction model, giving designers the ability
to accurately anticipate the projects construction from
start to finish.
BIM can be a shared knowledge resource, forming

a reliable source of asset information and attributes,
which can form the basis for decisions during an asset
life cycle.
During operation, BIM can provide the data to help

manage an asset more efficiently, to achieve optimum
performance, reduce running costs and define target
outcomes, providing a better service to the end user.
BIM is about information, communication and delivery,

with greater emphasis on information the I in BIM.
BIM is a digital, data-rich representation of the
physical asset that can be used to work out problems
and simulate and analyse what if scenarios,
demonstrating potential impacts prior to and during
asset operation.
There is not necessarily a single BIM for an asset.
Different submodels may be created for the same
asset for differing purposes, eg architectural,
structural, energy modelling or facilities management.
The submodels can then be combined to create a
multidisciplinary model.
When combined, models can be linked to a
construction programme to simulate operations,
sequences and phasing.
Models can be used to brief construction workers
on site.
Digital fabrication and off-site manufacturing can be
utilised to improve programme and health and safety
during construction.
Brief
Decommission
Whole
Life Cycle
of the Asset
Operate
Design
Construct
BIM underpins the whole life cycle of the asset from

inception to operation and then decommissioning.
BIM provides a single platform for all the vital asset
information at each key stage of the life cycle,
providing an enabler for significant improvements
inthe asset management.
03
1 Introduction
2 What is BIM?
3 BIM adoption
4 Benefits
5 Risks
6 A working model
7 QuanTTum
8 Services
Background to BIM adoption
BIM implementation continues to grow

driven by governments, states and major
private investors. The benefits of reduced
risk through more certainty on project
delivery are becoming more tangible as
industry capability changes.
Adoption of BIM in North America, Scandanavia and the
Middle East has grown significantly and now stands at
circa 70% in North America (McGraw Hill 2014).
The public and private sectors are very aware of the need
to demonstrate efficiency throughout the life cycle of their
capital investment. There is also an acute awareness of
the operational costs of the built asset. These two key
influencing factors have driven governments and the
private sector to look at new ways to deliver efficiency.
BIM is emerging as a key driver to deliver a fundamental
change in the way assets are designed, procured,
constructed, operated and eventually decommissioned.
BIM continues to evolve quickly as a collaborative tool,
method of information management and technological
platform and is enabling clients to have greater control
over their asset throughout its lifecycle.
The increased confidence in BIM as a technology and
a process has convinced a rapidly growing number of
governments to introduce measures to mandate or
incentivise its use. This growing support from both the

public and private sectors has resulted in significant
investment from the professional services sector including
designers, facilities managers, project and cost managers
to develop the tools and systems to enable clients to
realise cost, risk and value benefits.
Countries that have now mandated BIM through
government and state led initiatives include:
China
Denmark
The potential benefits are not confined to the public

sector. Increasingly the private sector is seeking to gain
commercial advantages.
There is clear evidence starting to emerge that BIM can
reduce the capital cost of a project. We have a growing
body of evidence that supports upfront investment in
establishing the strategic objective of BIM and aligning
the clients business case to it with clear long-term goals.
This upfront investment setting clear objectives will
deliver benefits through the life cycle of an asset through
delivery into operation.
Finland
Project
delivery into
asset
operation
Hong Kong
The Netherlands
FM
function
PM
function
Norway
Singapore
Integrated
cost, time and
risk planning
BIM
Speed of
delivery
improved
South Korea
Sweden
UK
USA
Improved
collaboration
within project
teams
Reduction
in errors
Better
coordination
of design and
project
outcomes
04
1 Introduction
2 What is BIM?
3 BIM adoption
4 Benefits
5 Risks
6 A working model
7 QuanTTum
8 Services
In the UAE, Dubai has

mandated the use of BIM for
all buildings 40 storeys or
higher, or over 300,000sqft.
Benefits
Improving programme and project performance is essential.

Every progressive organisation must look to continually improve.
With advancement in collaborative working and modelling, the
single biggest driver for BIM is to add value.
These are the benefits that can be created through the considered and managed
introduction of BIM:
Cultural
Design phase
Construction phase
Operational phase
improved working relationships
increased understanding of the clients

requirements through visualisation
clear understanding of change

implications
Computer-aided facilities management

(CAFM) for ongoing asset management
improved spatial coordination delivering

fully coordinated design
time optimisation / logistics
whole-life data capture
a formalised process of cross-sector and

organisation collaboration
improved understanding of the design
byall consultants and the client
enhanced communication between key
stakeholders
optimised solutions and value engineering

scenario testing, including cost and
programme impact analysis
pre-construction test simulation
reduction in post-contract design revisions understanding of the asset enabling

efficient hard and soft facilities
management
effective resource utilisation
complete definition of the asset for
waste reduction / resource efficiency
operational purposes
enhanced coordination
performance analysis
reuse of the model for future alterations
enhanced carbon analysis
complete record and communication of

hazards, eg asbestos
clearer understanding of design change

implications
life-cycle design and costing analysis
consistent design information
05
1 Introduction
2 What is BIM?
3 BIM adoption
4 Benefits
5 Risks
6 A working model
7 QuanTTum
8 Services
Risks and issues
Due to the continuing

evolution of BIM there are
inevitably a number of
risks currently associated
with its implementation.
With the right approach,
including the development
of a clear strategy and
plan for implementation,
the risks are manageable.
Information management and

exchange
Insurance
Procurement
Working in a BIM environment inevitably

requires the collaboration of multiple parties in
a complex data exchange environment. Consider
the coordination of data structures, software
platforms and safe storage and exchange of
models. These are key strategic decisions that
should be embedded at the early stages of a
project or programme.
Existing insurance provisions are currently

being used on BIM projects. It is currently good
practice for design teams to advise their insurer
that they are working on a BIM project. It is
anticipated that insurance provisions will need to
be adapted to respond to the collaborative and
integration requirements ofBIM.
Procurement is one of the most important

decisions a client has to make on any project
or programme. In a BIM environment it is
important for the client to understand how they
will respond to BIM and how risk can be properly
assigned.
Cost
Standard forms of contract
Security
In the short term some consultants and

contractors are charging a premium for a BIM
service, often a specific BIM manager is also
required for development of the implementation
plan and ongoing coordination. Some contractors
may try to price risk into their tender as initially
there will be some trepidation and learning curve
when using BIM.
It is expected that the standard forms

of contracts for both the appointment of
consultants and contractors will change to
reflect the greater focus on collaboration and
integration. In the UK, the CIC BIM protocols
have been adopted by the industry to provide
acontractual link between the current standard
forms of contract and the new collaborative and
information requirements brought about by BIM.
BIM enables access to significant amounts of

information and data about the asset, including
critical systems. It is essential to develop security
protocols to protect against unauthorised access
which may impact on the overall physical or
virtual security of the asset and its systems. The
protocols for information management and data
protection should be clearly established within the
BIM execution plan to reflect the clients security
requirements and need for data protection.
Copyright and ownership of data
Professional services
IT
One of the most highlighted issues is copyright

and intellectual property, and this is an
area where BIM protocols and working are
significantly different from traditional draft
and issue processes. Issues raised around
intellectual property rights are likely to increase
in number as the use of BIM increases. The UK
CIC BIM protocols have been designed to help
address these issues and should be appended
toall appointments of consultant and contractor.
Appointments for professional services need

to ensure that the scope of services reflect the
additional roles and responsibilities associated
with BIM. In addition, a scope of service will
also need developing for the new roles that are
evolving such as the information manager and
BIM manager.
BIMs carry a great deal of data, therefore

powerful desktop machines can be required.
In addition to this, organisations looking to
host the BIM will need to look at their ability
to do this and, as they move to an integrated
working model, look at putting in place greater
security controls. As part of a business case to
implement BIM, it is important to understand
existing IT capabilities and software solutions
and if further investment is required.
06
1 Introduction
2 What is BIM?
3 BIM adoption
4 Benefits
5 Risks
6 A working model
7 QuanTTum
A working model
In this section, we set out some of the

key aspects and considerations of
BIM and the practical steps involved
in implementation.
Getting the best out of your digital asset requires that
you understand the impact that creating and interacting
with data can bring to each stage of BIM adoption.
Essential first steps

Decide what you want from your information model.
What can this model be used for?
3D coordination
lighting analysis
asset management
mechanical analysis
Essential
first steps
building maintenance
microclimate analysis
scheduling
Decide
what you want from
your
information
model.
pedestrian
simulation
building systems
analysis
carbon analysis
clash detection
construction
simulation
cost estimation
design review
digital fabrication
energy analysis
life-cycle costing /
management analysis
phase planning
Like all other aspects of the construction process, clear

early definition of your requirements is key to procuring
the right solution.
Understanding of the information requirements, and as
a result the uses the model will be put to, is therefore
critical to define and record, as this will govern the type
and complexity of the models produced, and, in many
cases, team selection and appointment.
There may be impacts in your own organisation to
consider, which could fundamentally change the way you
understand and interact with your asset long after the
construction team has finished.
8 Services
The European Union Public Procurement

Directive (EUPPD) means that all the 28
European Member States may encourage,
specify or mandate the use of BIM for
publicly funded construction and building
projects in the European Union by 2016.
Team and client maturity

The defined uses of the model have an effect on the way
the BIM is created and to reflect this we need to consider
the capability of the team involved in its creation,
especially when it comes to procurement. This can be
measured relative to the level of collaborative maturity
needed to deliver the required uses.
In simple terms, if your team is capable of effectively
creating separate models by discipline during the
strategic planning and implementation stages, bringing
them together and then using the information produced
to collaborate in a structured manner.
In our experience, establishing a BIM strategy and

putting in place an effective information management
plan are essential to avoiding undue modelling,
or extensive rework down the line.
Atthis point, the global construction industry is

not equipped tooperate in a fully integrated BIM
environment.
programming
rapid prototyping
renewals optimisation
Design, Build, Operate Simple
site analysis
structural analysis
sun / shadow path
analysis
visualisation / design
communication
07
1 Introduction
2 What is BIM?
3 BIM adoption
4 Benefits
5 Risks
6 A working model
7 QuanTTum
8 Services
USA: New York City Department of

Design + Construction has produced
an extensive BIM standards guide,
aimed at standardising approaches
to data for projects it commissions.
Design and build phases 3D to 5D
Operate 6D
In simplistic terms, the information can be thought

of as dimensional ranging from basic geometrical
representation, through to more complex simulations of
time or resources. Beyond this, the model can be used
to simulate almost any aspect of the built asset prior
toconstruction.
Beyond the construction phase, this simple dimensional

analogy can be applied to facilities management, where
the model and its applicable data can be thought of as
a 6D model.
3D: Using three dimensional computer graphics to

develop a mathematical representation of how the
project fits together within itself and in its environment.
The common computer software (platforms) used are
Autodesk, Bentley and Tecla.
4D: Combines three dimensional modelling with
schedules of how a construction project can be built i.e.
time. Therefore 4D = 3D + time.
5D: Links the four dimensional model and allows the
project to estimate cost of quantities and track change
during the construction process through to completion.
Therefore 5D = 3D + time + cost + change.
3D
4D
Geometry and spatial

representation
Construction sequence and

timeline
Clash detection and

visualisation
Planning and optimisation

in build
Communication of design
Communication of
construction operations
5D
6D
Objects quantity harvesting

Application of cost or carbon
data
Communication of
commercial aspects
Computer-aided facilities
management
Tracking of asset
performance
Baseline for change
Communication
08
1 Introduction
2 What is BIM?
3 BIM adoption
4 Benefits
5 Risks
6 A working model
7 QuanTTum
8 Services
Unlike a traditional process, where deliverables and

progress can be measured in documents and drawings,
a BIM is measured in terms of model progression.
The result is that everybody knows what they are going

to receive downstream and that no excess detail is
produced too early on, as this can have a major cost
and productivity impact on the design team.
Delivery
The final piece of the puzzle is to agree the Model

Progression Specification (MPS) with the project
supply chain. This ensures that the right Level of
Development (LOD) is achieved as the project takes
shape and that the right team member is both responsible
for, and produces, the right level of information at each
stage of the project to support the agreed BIM uses.
UK PAS 1192-2:2013 looks at this differently, defining

the model information required for specific outputs from
the team at each stage of the RIBA Plan of Work 2013.
Both approaches are valid for most projects, providing
a common consensus and approach is adopted to who,
when and what is produced at each stage.
Asset
Operation
LOD can be defined in many ways, with one of the

standards being the AIA BIM Protocol which follows
a progression path from LOD100 to LOD500.
Brief
Model information communicating the brief, performance requirements,

performance benchmarks and site constraints.
Concept
Communicate initial response to the brief, aesthetic intent and outline

performance requirements. Early design development, analysis and coordination.
Model can be used for coordination, sequencing and estimated purposes.
Developed
design
Dimensionally correct and coordinated model, communicating aesthetic intent

and some performance information to support analysis, design development
and early contractor engagement. Can be used for coordination, sequencing,
estimating purposes including the agreement of first-stage target price.
Production
Dimensionally correct and coordinated model used to verify compliance with

planning and regulatory requirements. Can be used as the starting point for
incorporation of specialist contractor design models. The model can be used for
coordination, sequencing and estimation, including the agreement of a target
price / GMP.
Installation
Accurate model of the asset before and during construction incorporating

specialist subcontract design models and model attributes. Model can be used
forcoordination of fabrication models, sequencing of installation and capture
ofas installed information.
As
constructed
An accurate record of the asset as constructed at handover, including all

information required for operation and maintenance.
In use
An updated record of the asset at a fixed point in time incorporating any major
changes made since handover, including performance and condition data and all
information required for operation maintenance.
Adapted from levels of model definition (UK PAS 1192-2:2013)
Example of model progression

following UK guidelines
Strategic
planning
Australia: a survey sponsored by

the Built Environment Innovation
and Industry Council in 2010
revealed that the majority of
organisations in Australia are
using BIM in their projects.
09
1 Introduction
2 What is BIM?
3 BIM adoption
4 Benefits
5 Risks
6 A working model
7 QuanTTum
8 Services
QuanTTum
Independent quantity and cost assurance
Turner & Townsend has developed a

unique, value-added quantity, weight and
cost assurance service that gives project
owners a fast, consistent, accurate and
independent means of measuring and
managing the quantity and cost of 3D
modelled projects and the impact of
design changes on that essential data
atany stage during the project life cycle.
The cornerstone of the QuanTTum service is our ability
to electronically harvest, measure and analyse data
embedded in 3D project design models.
Using the latest information technology, Turner &
Townsend has developed a fast, reliable system that
unlocks design data embedded in 3D models created
by an operators design team or a contractor.
Adding value throughout the

project life cycle
Deployment is fast and efficient

because QuanTTum:
The commercial and project benefits QuanTTum generates

can be significant.
utilises a standard approach and methodology
QuanTTum also provides intelligent data to the projects

decision-makers, managers and stakeholders. This
prompts and empowers more informed and reliable
decision-making, which protects and improves
commercial performance.
QuanTTum can be deployed on any intelligent designmodelled project or programme at any stage of the life
cycle after selection of the design concept.
integrates with the clients execution plan

and schedule
operates in the same digital electronic environment
used by the clients design team and contractors
interfaces with all major industry design software
platforms
requires no third party or contractor input, just access
to the model and clarity on model components
provides flexible outputs and progress reporting
QuanTTum brings together a unique combination of

our construction project and programme experience,
cost management expertise, IT innovation, and
standard applications and data management.
The resulting output creates a single source of truth for

data and an equivalent visualisation of the model. This
forms the basis for measurement, ITT production, tender
evaluation and a range of other functions from concept
selection through to and during the Execute phase.
10
1 Introduction
2 What is BIM?
3 BIM adoption
4 Benefits
5 Risks
6 A working model
7 QuanTTum
QuanTTum key features
QuanTTum key benefits
Where measurement occurs early in the design

process, provisional, unmeasured balances can
be calculated to create a more realistic forecast
to complete
All design changes are immediately captured and

remeasured, giving the clients team prompt access to
accurate data and costs for faster and better-informed
decision-making
Supports the analysis and defence of contract

variations, claims and disputes that relate to quantities
Aids the conversion of a remeasurable contract to a

lump sum contract
Measures and presents all elements of the design

model to project stakeholders in a way they understand
Creates an accurate, independent project database

of design, quantities, BoQs and final accounts that
can benchmark similar projects in the future
Automated repeat remeasurement of the successive

revisions of any data-rich 3D model
Provides clear visualisation of change with direct links
to all relevant quantities and their movement
No unallocated design allowances or contingencies
Cross-checks surface areas and other technical
design attributes to help validate and challenge
a contractors reports
Provides a clear and transparent audit trail from
the final output quantities back to the origin of the
quantities within the model
Gives the clients team full, clear access to

independently verified data on projects of any scale
and complexity
Digital data capture and measurement improves speed
and accuracy in translation to BoQs, reducing risks of
undermeasures and omissions
From design office through to actual fabrication,
contract administrators and project controllers can
rapidly establish the cost of installed quantities
8 Services
Future developments
As clients experience the benefits of our QuanTTum
service, we are increasingly asked to develop its
potential further.
We are currently developing QuanTTum to:
connect into the 4D (time), 5D (cash flow) and 6D
(whole of life/facility management) domains
link the measurement capability to progress
reporting, especially for fabrication and construction
progress of as-built and installed quantities
increase the speed of harvesting and analysis
improve the speed and IT functionality of the
web-enabled QuanTTum Live product and service
link to other applications to improve reporting and
further integrate the project controls function
Only up-to-date changes are remeasured and

re-quantified, cutting response and reporting times
and eliminating wasted time and effort
Facilitates and drives the right behaviour from the
project team and contractors, helping protect the
clients commercial interests
11
1 Introduction
2 What is BIM?
3 BIM adoption
4 Benefits
5 Risks
6 A working model
7 QuanTTum
8 Services
Our services
Executive BIM consultancy
Strategic BIM planning

Establishing the BIM strategic brief
and performance objectives
1. understand your business and your

business objectives
Turner & Townsend aims to engage at a clients executive

board level and work towards a holistic approach to
define business case and strategy to embrace the value
that BIM can provide and maximise the benefits. This
would involve:
2. identify the business benefits from

utilising BIM
understanding and reviewing an organisations business

objectives
Turner & Townsends BIM expertise is

underpinned by our sector expertise
enabling us to work with you to:
3. develop, implement and manage a BIM

solution suited to your business drivers
Our approach to integrating BIM within your
business is based on the understanding that this is
more than 3D modelling, to maximise the benefits
successful implementation is based on collaborative
working underpinned by clear protocols and effective
communications.
Our consultancy offer is therefore based around simple
anddistinct work streams to provide a staged approach,
which is focused on results.
review of existing contractual arrangements

review of an organisations operational structure and
processes
review of existing communication strategies
review of existing information exchange and interfacing
We will work with the client to develop a strategic briefing

document for the life cycle integration of BIM within their
business.
This strategic document will set out their business aims
and objectives, define the constraints and key risks
providing a clear strategy and programme for BIM
implementation, taking into consideration the operational
and FM requirements of their asset focused on driving
efficiency, environmental control and knowledge capture.
Turner & Townsend will undertake an analysis of a clients
current BIM compatibility working to:
review a clients in-house capability
The above would enable Turner & Townsend to design and

develop organisation-specific BIM strategies rather than
individual project-specific strategies, allowing our clients
to embrace the value and benefits of BIM throughout
their organisation.
review the BIM maturity of their core supply chain

assess and provide an overview of their existing ICT
systems and infrastructure
provide a next step report
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1 Introduction
2 What is BIM?
3 BIM adoption
4 Benefits
5 Risks
6 A working model
7 QuanTTum
BIM Implementation and delivery
Asset operation
Implementation plan
Asset and knowledge management
We can develop a BIM implementation plan for a

clients organisation, setting out a structured approach
aligned with the country-specific BIM principles and
any capital investment and/or asset management
programmes. This implementation plan will include:
The ongoing operation of the asset remains one of

the most significant cost areas of the project life
cycle. We have established a comprehensive range
of services focused on maximising the performance
of asset portfolios. Our specialists address the
management of ongoing assets to ensure they
function to maximise potential using:
design and development of the Employers Information

Requirement (EIR) document
support and guidance in the development of the
clients Asset Information Requirements (AIR) and
Organisational Information Requirements (OIR)
aligned to level 2 BIM
supply chain prequalification BIM capability
assessment and report
design and development of the BIM Execution Plan (BEP)
Our BIM team and project managers are able to

lead and manage a team in a BIM environment
to ensure the predefined BIM strategy contained
in the above key documents are adhered to by
the team and an asset information model (AIM)
is delivered at the end of the construction phase.
8 Services
environmental assessment
facilities management
health and safety
legislative compliance
life-cycle costing, carbon and energy management
operational cost management
operational performance improvement
13
1 Introduction
2 What is BIM?
3 BIM adoption
4 Benefits
5 Risks
6 A working model
7 QuanTTum
8 Services
Information management
It is recommended that all project information, whether
in BIM environments or in conventional data formats,
should be shared using a single collaborative data
environment (CDE).
A CDE is a single environment to store shared asset data
and information, accessible to all individuals who are
required to produce, use and maintain it.
Turner & Townsend has experience of implementing

common data environments of this type across our
operating sectors and consultancy service offers. We
are capable of deploying and operating all current
project extranet systems, and have invested in
systems and tools to enable effective working in a
BIM environment.
The Common Data Environment structure will support

accurate and meaningful reporting in relation to:
progress towards the completion of design
deliverables
exchange of critical design criteria/information
between design team members and with external
stakeholders
completion of model checking, assurance and
compliance
provision of information to assist in the close-out
of assumptions and risks
achievement of approvals
release of information to the contractor
We will establish key milestones in relation to the above
and for collaborative activity such as BIM workgroup
meetings and coordination/clash resolution. These will
inform the progress-reporting regime and provide an
overview of the status of the design at any point in time.
14
3 BIM adoption
Design assurance
Turner & Townsend has designed a 5 X 5 process for
validation, assurance and information management that
provides clients with the comfort and assurance that
the BIM is developing and evolving aligned with the
predefined BIM strategy.
Better-informed decision-making
5 Risks
6 A working model
7 QuanTTum
8 Services
5 x 5 transparency, accuracy,
consistency, completeness and
comparability
We use a series of iterative checks in five areas around
five key criteria to provide confidence in the information
that underpins the clients decision-making processes.
Model data
a
Tr
Ac
cu
5x5
assurance
Commonality
and design
management
ra
c
Level of
definition
cy
Our information management and model assurance

services marry cutting-edge knowledge, process,
people and technology with the understanding that
comes from experience.
ns
cy
en
r
pa
sist
en
We provide a proactive approach, which means that we

do not wait for the design to be completed before we
advise or test. We set targets for data which are matched
against the aspirations of the business case and we
try to improve the return on the clients investment by
providing information that is easily related to. Once the
optimum approach to data management is achieved, we
set in place an information structure that has a strong
focus on collaborative behaviours.
Commercial
metrics
Con
Our process aligns the clients information requirements

with the outputs from the design and construction
teams to improve the reliability of the information within
the model. Reducing the risk of design-related issues
by increasing both usable information and usability
of information is now a reality for the most complex
projects.
4 Benefits
ity
abil
par
2 What is BIM?
Com
1 Introduction
Completeness
Quality
and
coordination
15
1 Introduction
2 What is BIM?
3 BIM adoption
4 Benefits
5 Risks
6 A working model
7 QuanTTum
Project management
Cost management
As a leading consultancy practice within its industry,

Turner & Townsend has put in place the policies, systems
and procedures both to lead, and to operate within teams
working in a BIM environment, as defined by countryspecific BIM principles, at each stage of our consult,
deliver, operate service model.
To enable cost management in a BIM environment Turner

& Townsend has developed an integrated BIM project
control solution called QuanTTum (see page 12).
Turner & Townsend recognises the vast benefits and value

BIM can bring to clients, project teams, stakeholders and
end users. Collaboration is a key advantage of using BIM,
particularly for complex multiphase programmes with
different facilities, and an effective BIM execution plan
forms a key part of this.
Our project managers can deliver projects and

programmes from inception through delivery to
use within a BIM environment.
A key feature of our project management service is

the utilisation of the models to link programme and
phasing, integrated information management and
design management.
The QuanTTum difference is that we can collaborate,

quantify and validate outputs from design teams,
providing project overview and control without software
vendor restrictions on file exchange, by using a bespoke
product developed by ourselves.
What really makes QuanTTum stand out is the mix of people,
process, data, structure and software used to extract the best
from BIM across all of our operating sectors.
8 Services
Our cost managers are fully equipped to work in a BIM

environment, working closely with the design teams
to enhance their understanding of our role as cost
managers in this digital environment aligning our data
requirements with the BIM.
This process can allow designers to see the cost effects

of their changes in a timely manner, which can help curb
excessive budget overruns due to potential scope creep
and/or change. This in turn allows us to focus on more
value-adding activities in estimating.
Contract services
In order to assist in the delivery of any successful
project the client, the contractor and the design team
should all have clearly defined roles and responsibilities.
The Turner & Townsend Contract Services team provide
contract advice to ensure that the relevant contracts are
fully BIM aligned.
The Contract Services team will advise on the contract
drafting required to incorporate the CIC BIM Protocol
into the design team appointments where appropriate
and the contract provisions to be put in place to provide
a clear and robust contractual framework.
16
1 Introduction
2 What is BIM?
3 BIM adoption
4 Benefits
5 Risks
6 A working model
7 QuanTTum
8 Services
SHQ Safety, Health and Quality

We support and recognise the use and value of BIM in the
provision of safety planning.
Our wider business provides a range of safety, health and
quality related consultancy services, including:
Design safety consultancy
quality management
site safety management
disability access consultancy
where model-based collaborative working is full
integrated.
The knowledge and skill set of this specialist consultancy
arm can be drawn upon where required to augment our
service to you.
The ability to utilise the model and its data also forms
part of our SHQ capability. Turner & Townsend will utilise
its understating of BIM and government regulations to
ensure that the health and safety aspects of a project are
considered by the team.
The use of BIM will help to ensure that health and safety
considerations of the project are defined; site constraints
are communicated and future operational safety issues
are identified and agreed with the designers and client
team.
Proactive engagement with the client team during

the work stages will enhance the understanding and
potentially reduce the cost of future maintenance
activities. Such an approach requires cooperation
and integration of the entire design effort, which is a
fundamental requirement of defined Health & Safety
Regulations, and also for the successful delivery of
BIM. In addition to this, the use of COBie data within
the coordinated model will allow the earlier provision
of health and safety file information.
Our SHQ team use an interrogative software tool, which

will allow us to evaluate health and safety aspects of
the model. Design parameters, such as the space and
accessibility for maintenance, can be tested in a virtual
environment and agreed before design is finalised.
17
1 Introduction
2 What is BIM?
3 BIM adoption
4 Benefits
5 Risks
6 A working model
7 QuanTTum
8 Services
Facilities management
Strategic planning engagement in the
design process
The experience and practical knowledge of our facilities
managers will add value to the design process. By
reviewing and, where appropriate, challenging the
developing design at the earliest opportunity, we will
help to reduce costs and operational risks in preparation
for the point when the building is completed and handed
over.
Organisational information requirements

We work with clients to select the correct level of data
and information requirements of the organisational
information requirements (OIR) in relation to the assets
they are responsible for.
Asset information requirements

We support the selection of individual asset information
requirements (AIR) that will update the data and provide
information that relates to the assets at a suitable level
to allow future informed decisions to be made.
Operational use of BIM

With the bulk of a buildings life-cycle cost occurring
during the operational phase, we help the client manage
these to obtain the maximum value from the asset by the
use of the BIM information and the management of the
asset information model.
increased awareness of the operational and

maintenance needs of assets
better decisions based on actual asset performance
and status
We can help clients develop the internal processes and

systems to gain the benefits of:
dynamic measurement and condition-sensing

enabling early identification of poor energy
performance, faults and impending failure
visualisation of changes with the ability to challenge

design or promote ideas with stakeholders
improved organisational and strategic planning from

more complete and accurate asset information
informed and improved operational management

decisions
clear understanding of the impact of potential
modifications
up-to-date and useful information available during
the operational, modification and disposal phases
of an assets life
reduced costs as a result of the automated transfer
of accurate, complete and unambiguous information
at asset handover and during transfer of operation
from one service provider to another
18
1 Introduction
2 What is BIM?
3 BIM adoption
4 Benefits
5 Risks
6 A working model
7 QuanTTum
8 Services
Operational support
Development of a BIM strategy linked to an
organisations vision and core objectives
Asset management decision matrix with key

decision points based on BIM data
Training on what BIM means for the client FM team

and how to maintain the value of the data
Development of processes to respond to any

changes in the asset information requirements
Organisational structure designed to support the

BIM method of working
Monitoring of process
Compliant tender process in the procurement

of a contractor that is able to support the
investment in BIM
Quality assurance checks of data and information

inthe asset information model
Brief
Decommission
Whole
Life Cycle
of the Asset
Procurement support in the selection of computeraided facilities management system

The development of the processes to manage
dataflow and the management of information and
the maintenance of the asset information model.
This includes capital work, planned maintenance,
reactive maintenance and asset replacement
Operate
Design
Construct
BIM underpins the whole life cycle of the asset from

inception to operation and then decommissioning.
BIM provides a single platform for all the vital asset
information at each key stage of the life cycle,
providing an enabler for significant improvements
inthe asset management.
19
1 Introduction
2 What is BIM?
3 BIM adoption
4 Benefits
5 Risks
6 A working model
7 QuanTTum
8 Services
Key contacts
Africa - Keith Skinner

Kskinner@turntown.co.za
Asia - Nick Townsend
nick.townsend@turntown.com
Australasia - Dave Liddle
dave.liddle@turntown.com
UK and Europe - Dave Monswhite
dave.monswhite@turntown.com
Latin America - Jacquelina Dankfort
jacquelina.dankfort@turntown.com
Middle East - Rob Stacey
robert.stacey@turntown.com
North America - Nic Horn
nic.horn@turntown.com
20
1 Introduction
2 What is BIM?
3 BIM adoption
Turner & Townsend

Turner & Townsend is a leading global
programme management and construction
consultancy that supports organisations
that invest in, own and operate assets.
We are making the difference to projects across the
property, infrastructure and natural resources sectors
worldwide, helping organisations succeed by managing
risk while maximising value and performance during the
construction and operation of their assets.
Expertise
Since our business began over 60 years ago, we have
developed the skills and experience that allow us to make
a valuable difference to your projects and programmes.
Our market insight covers the full spectrum of industries,
including some of the largest and most complex
programmes in the property, infrastructure and natural
resources sectors.
We understand that in every sector the market is
constantly shifting, and we work to stay ahead by building
and sharing insight across sectors and regions, helping
to pioneer and define best practice. With the best people,
the right knowledge and the global reach, we continue to
maximise opportunities and minimise risk for you.
4 Benefits
5 Risks
6 A working model
7 QuanTTum
8 Services
Local insight
Inspiring people
With a truly global capability across six continents,

operators tell us that wherever they are in the world,
our understanding of their local needs and the depth and
breadth of our sector knowledge gives them a competitive
advantage.
We mobilise experts who are at the top of their profession

and driven to make a difference. Our team has a
competitive advantage through outstanding learning and
development opportunities and the support of leadingedge knowledge management systems.
Business knowledge
Driven culture
A deep understanding of our operators business and their

industry is fundamental to the solutions we create for them.
Our values shape our culture and inform what we strive

for as a business. Our mission is to deliver outstanding
value to operators, markets and communities.
Integrated solutions
Tailored solutions for operators are delivered seamlessly
through our four main services:
Programme management managing multiple
interrelated projects to achieve a business outcome.
Consultancy improving business performance.
Delivery managing the delivery of programmes and
projects.
Operations developing operational and management
strategies to ensure the maximum return over an assets
life cycle.
21
1 Introduction
2 What is BIM?
3 BIM adoption
4 Benefits
5 Risks
6 A working model
7 QuanTTum
8 Services
Case study
The Francis Crick Institute
84,000m2 new-build, world-class biomedical

research laboratory facility and associated support
areas to house circa 1,250 researchers on a
brownfield site opposite Kings Cross St Pancras
inCentral London.
Our contribution
The project adopted 3D modelling; different software
platforms were used, making coordination critical to the
project. Asset tagging and integration of the operation
and maintenance manuals were integrated into the BIM
to assist with the asset and facilities management.
Turner & Townsend carried out:
cost and life-cycle optioneering for client brief
development and use of automated cost model to
expedite optioneering with client user groups
interrogation of, and data exchange with, consultant
team 3D building information models. We used our
QuanTTum process software to check elemental and
component quantities
checking of contractors bills during stage 2
procurement using our BIM interrogation software
Making the difference

Through active cost management and identification
of alternative design solutions, Turner & Townsend
has enabled the Crick consortium to maximise the
development potential of the site and to enhance their
brief. Our innovative cost modelling, feasibility analyses
and procurement solutions have helped provide The
Francis Crick Institute with the flexibility to make later
design decisions without incurring cost premiums.
I have worked with Turner & Townsend

over a number of years and they
have always exceeded expectations.
Their performance on The Francis
Crick Institute is no exception; they
are providing excellent leadership on
commercial matters and in all areas,
delivering best-in-class service.
Andy Smith, Construction Director,
The Francis Crick Institute
22
1 Introduction
2 What is BIM?
3 BIM adoption
4 Benefits
5 Risks
6 A working model
7 QuanTTum
8 Services
Case study
University of Cambridge
The University of Cambridge wants to implement

BIM into its latest development a mixed-use
development on a 150-hectare site combining
residential housing, academic and research
facilities, local centre and public amenities, as well
as site infrastructure and open green space.
To identify potential issues and to capture learning, a
first phase trial project has been undertaken utilising
collaborative BIM. This trial involves the development of a
multidisciplinary model for a new student accommodation
block and the development of a site-wide infrastructure
model.
This has proved challenging, requiring significant
commitment and resilience from both client and team to
overcome the coordination issues that have occurred in
the transition to digital collaboration.
Our contribution
Appointed as programme and project managers, Turner &

Townsend:
By enabling this trial project, we are seeking to minimise

risk while maximising benefit from lessons learnt from
the transition from a traditional way of working to BIM
delivery and operation. From this, we will introduce a
new BIM-led delivery plan, to capture learning and inform
later phases and developments
managed the appointment of the professional team

incorporating BIM within the appointment structure for
the trial project, using the new CIC BIM protocols
undertook the role of BIM implementation manager to
establish the overall strategy and oversee test projects
implemented consistent information standards across
multiple consultants
engaged with a technical specialist to support BIM
infrastructure set-up
We are helping the University of Cambridge to take a

holistic, independent view of the BIM process through the
trial project by focusing on asset operation, beyond the
delivery phase.
23
1 Introduction
2 What is BIM?
3 BIM adoption
4 Benefits
5 Risks
6 A working model
7 QuanTTum
8 Services
Case study
Newcastle University - Urban Sciences Building
The proposed new 10,000m Urban Sciences

Building will be a flagship development for
Newcastle University and the second to be built
on Science Central.
The vision is to provide a unique environment in
which internationally renowned scientists work in an
interdisciplinary manner with cutting-edge facilities
and expert practitioners to discover and demonstrate
solutions to the most important global sustainability
challenges. The proposed relocation of the School of
Computing Science to the building will allow both an
expansion of its teaching provision and the embedding
of activities traditionally regarded as computing science
within the interdisciplinary programme proposed by SURE
(Sustainable Urban Research and Engagement), who will
also be housed within the new facility.
Newcastle University decided to adopt Level 2 Building
Information Modelling (BIM) and Soft Landings to support
the successful operation of the building, secure the best
whole-life-cycle cost and functional performance for a
world-leading university.
Our contribution
Turner & Townsend has been appointed as a fully
collaborative consultancy team, including:
project management
cost management
BIM leadership
health and safety coordination

Turner & Townsend is working with various stakeholder
groups within the project, including end-user
representatives, to deliver a fully collaborative project in
response to Newcastle Universitys diverse requirements.
Project, cost, BIM and health and safety managers are
working together with the project team to create a set
of strategies and processes responding to this particular
need, whilst integrating it to the wider Science Central
development and Newcastle University policies.
24
1 Introduction
2 What is BIM?
3 BIM adoption
4 Benefits
5 Risks
6 A working model
7 QuanTTum
8 Services
Case study
Dublin Institute of Technology Central and East Quad PPP
Dublin Institute of Technology (DIT) is one of the

largest Higher Education Institutions (HEIs) in
Ireland with over 20,500 students and 2,000 staff.
DIT currently occupies in excess of 40 different buildings
within and around Dublins city centre with its potential
to develop, expand and meet strategic educational
objectives compromised by the existing portfolio. The
first phase of development consists of the development
of the Central and East Quads on a new Campus in
Grangegorman, to be procured and delivered through a
Public Private Partnership.
Our contribution
In December 2012, Turner & Townsend were commissioned
as Clients Technical Advisor (TA) leading and managing
a large multi-disciplinary team for the development
of the Public Sector Comparator, development of the
PPP procurement documentation, management of the
procurement process and construction monitoring to
achieve a service commencement date of September 2017.
In line with UK Government strategy, the NDFA mandated
the use of BIM on the project.
Our services included: BIM consultancy, PPP Technical
Advisory services, Project management, Cost Management,
Facilities Management and FF&E consultancy, HSQ and
Architectural, C&S Engineering and M&E Engineering
support through our subcontract partners.
HKT&T has successfully led and managed the Stakeholder

Consultation and developed an affordable, achievable and
deliverable outline exemplar design which received End
Users approval as well as confirmation of compliance from
Dublin City Council. We successfully completed best practise
procurement documentation in a timely manner allowing
the project to proceed to procurement on programme in
March 2013.

We have:
Successfully implemented BIM, delivering: BIM
strategy, Supplier Capability Assessment, Employers
Information Requirements and will be undertaking the
model assurance role through procurement.
Provided the right local resource to meet clients
requirements, with additional expert resource
drawn from the wider business, to provide the best
international PPP expertise.
Developed leading best practise PPP procurement
documentation for third level education in Ireland.
Provided Reach Back & Peer Review teams to support
the project at key milestones.
Successfully led the development of the Clients
Operational Policies to support the procurement process.
Introduced a Design Quality Indicator (DQI) process
for Higher Education in Ireland.
Turner & Townsend | BIM Global handbook 25
Turner & Townsend is a leading global programme

management and construction consultancy that supports
organisations that invest in, own and operate assets.
Working from 80 offices in 33 countries, we are
making the difference to projects across the property,
infrastructure and natural resources sectors worldwide.
We help organisations succeed by managing risk
while maximising value and performance during the
construction and operation of their assets.
www.turnerandtownsend.com
Turner & Townsend July 2014. All rights reserved.

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Building

making the difference

3 Background to BIM adoption

5 Risks and issues

9 Key contacts and case studies

The desire to reduce capital and operational costs and

9 Contacts and case studies

Through improved communication and

Building Information Modelling (BIM) has

Steve McGuckin, Global Managing Director, Property

Our overriding message is that BIM is still evolving

In the later sections we have set out what you need to

Turner & Townsend | BIM Global handbook

All team members, including key project stakeholders,

9 Contacts and case studies

over half of construction

BIM, at its fundamental level, is a project

UK NBS National BIM Report, 2014

There is no fully accepted definition of BIM. However,

The diagram below sets out Turner & Townsends

improved earlier collaboration

Turner & Townsend | BIM Global handbook

9 Contacts and case studies

Singapore has put in place plan and

Why is a BIM approach different?

BIM can be a shared knowledge resource, forming

During operation, BIM can provide the data to help

BIM is about information, communication and delivery,

BIM underpins the whole life cycle of the asset from

Turner & Townsend | BIM Global handbook

9 Contacts and case studies

Background to BIM adoption

BIM implementation continues to grow

incentivise its use. This growing support from both the

The potential benefits are not confined to the public

Turner & Townsend | BIM Global handbook

9 Contacts and case studies

In the UAE, Dubai has

Improving programme and project performance is essential.

improved working relationships

increased understanding of the clients

clear understanding of change

Computer-aided facilities management

improved spatial coordination delivering

time optimisation / logistics

whole-life data capture

a formalised process of cross-sector and

optimised solutions and value engineering

reduction in post-contract design revisions understanding of the asset enabling

reuse of the model for future alterations

enhanced carbon analysis

complete record and communication of

clearer understanding of design change

Turner & Townsend | BIM Global handbook

9 Contacts and case studies

Risks and issues

Due to the continuing

Information management and

Working in a BIM environment inevitably

Existing insurance provisions are currently

Procurement is one of the most important

Standard forms of contract

In the short term some consultants and

It is expected that the standard forms