Construction

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OPINION
UPDATE
LEGAL HELPLINE

Communications Clear route to project success PG. 8

All on board Full speed ahead Embodied carbon April/May 2014

Collaborative working Mast growth calls for New guidance helps rics.org/journals
key to HS2 delivery effective management calculate life cycle costs
PG. 14 PG. 17 PG. 25
 C h air m an ’s co lum n RI CS CONST RUC TIO N
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CHAIRMAN'S COLUMN
In her final column as Chairman of the UK Project Management Professional Group,
Anne McCann reviews progress with development and recognition of the sector

T
Communicating success
This Construction Journal been published: Managing the
has a broad theme of design delivery, Appointing a
communications. The article project manager, Managing
on page 11 discussing the communications and
landscape of the telecoms Stakeholder engagement
services industry will be (jointly commissioned with
of particular interest to the APM). All of these
project managers because it documents are available to
suggests that we need to be download free by members
alert to the sector’s rapid and from http://bit.ly/1aWb1vg.
critical challenges if we are to Not all of the Board
remain relevant to it. members’ contributions may
The ongoing collaboration The need to have effective be regarded as being high To this end, the Board
of the RICS UK Project programme management to profile or immediately visible has commissioned a new
Management Professional meet pressing deadlines and to members or the general guidance note that will
Group (PMPG) with the ensure successful delivery is public. They have participated consider the lessons learned
Association for Project clear. Without doubt, project behind the scenes at from project failure and
Management (APM) is managers are operating in roundtable meetings with how project managers can
important in order to share a tough economic climate government ministers and contribute to a culture of
knowledge and promote and a period of significant officials or through various project success.
the profession. Our joint upheaval in the property and RICS working groups, My final Chairman’s column
commitment is demonstrated construction sector, and e.g. on Procurement. Other contains the same request
by our second annual they may therefore welcome examples include providing as my first – that project
conference held in February, the challenge to work in a RICS-accredited CPD managers continue to play an
which was attended different sector that may not lectures throughout the active part in defining their
by record numbers. Its be regarded as ‘traditional’. UK, undertaking an profession in a environment
overarching theme was to My role as Chairman of in-depth analysis of proposed of constant change,
understand the differences the UK PMPG Board for the RICS policies, collaborating unpredictability and instability.
between leadership and 2011-14 term has now come to with other built environment It is vital for the Board to
management. The issues of an end. The mission statement professional groups, respond to members’ needs
stakeholder engagement, during this term was: “RICS establishing the Retail and I would recommend that
inspirational approaches and is to be recognised as the Working Group, contributing you communicate and liaise
communication were also premier professional body to the RICS International on a regular basis via the
considered with a view to how for all project management Measurement Standards and PMPG Community
they contribute to successful professionals operating in the providing critical thoughts (http://bit.ly/1k3Fr1h).
programmes and projects. property and construction on the strategic direction of Finally, I would like to thank
The delivery of the arena”. Consequently, during project management. all of the Board members
infrastructure for the London the past three years, Board It would be remiss of me for their contribution and
2012 Olympics sent a clear members have made many not to also acknowledge the professionalism over the
message to the international invaluable contributions to the contributions of previous past three years and wish
community that the UK development and recognition Board members, many of the new Chairman every
construction and property of project management within whom continue to play active success for the future. b
sector can be successful, those sectors. roles within RICS and
inspiring and innovative. This Commissioning and promote the project
is a great example of what developing relevant technical management profession. Anne McCann is the
can be delivered through and professional guidance is a One of the key challenges outgoing Chairman of the
UK Project Management
strong project management key element in the promotion we face is how we pass
Professional Group
and it is in all of our interests of project management. on our tacit knowledge to pm.professionalgroup@
to use this as a springboard During the Board’s tenure, others so they can learn from rics.org
to promote our profession. the following guidance has experienced practitioners.

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Communicating effectively needs time

and effort, says Tim Fry, but will play a
major part in the success of a project

Getting the

C
message across
the British government crystal clear
to everyone listening in the dark days
of 1940. There is no ambiguity and no
wasted words – it is clear and concise.
The impact of getting communication
wrong is that the project will most likely
fail or, at the very least, be inefficient.
People will waste further time doing
the wrong thing, or the right thing at
the wrong time, or speculating about
what they should be doing as opposed
to getting on and doing it. If we do not

“
Communication is described in the communicate properly on our projects
Association for Project Management’s then we can hardly complain if people do
Body of knowledge definitions guide not know what we are doing and why.
as “… the giving, receiving, processing
and interpretation of information …
Good communication should be
interesting, relevant and focused and use If we do not
conveyed verbally, non-verbally, actively,
passively, formally, informally, consciously
the least amount of verbiage necessary
to convey the message. Abraham
communicate
or unconsciously”. Lincoln’s Gettysburg Address in 1863, properly on our
In an industry context, this means
communicating with stakeholders via
one of the most famous speeches in
American history, contained just 10 projects then we
different media in a clear, consistent
and concise manner and enables those
sentences and 271 words. In contrast, the
oration by Edward Everett, chief speaker
can hardly complain
involved to play their part in delivering at the beginning of the same ceremony, if people do not
a successful project. Importantly,
communication involves both giving
contained 13,607 words and lasted two
hours; but not many people recall what
know what we are
and receiving messages. was said or who said it. doing and why
Why is it important? What skills are required?
Throughout history, successful kings, Effective communication must be based (‘soft’ skills), both of which are essential.
queens, prime ministers, presidents, on thorough analysis and efficient The science is the application of process
chief executives and even football processes and should support people in and management tools, while the arts are
managers have all taken the time to undertaking their tasks in a structured the skills necessary to define the culture
communicate consistently and clearly way to deliver a predefined result. of a project, which should be based on
with their audiences to enthuse, The project manager needs facts openness and honesty.
engage and reassure. with which to manage and must create The science has three distinct
A classic example of effective an environment that is conducive to the ingredients:
communication comes from Winston production and communication of these Communications strategy: This
Churchill, who famously said: “We shall facts – however unpalatable these may determines the messages to be
defend our island, whatever the cost be at times. People deliver projects and communicated to and from the project
may be, we shall fight on the beaches, therefore the project manager needs to participants, how often they will be
we shall fight on the landing grounds, we be an influencer, facilitator, enabler informed and the format.
shall fight in the fields and in the streets, and a mentor. Communications plan: This integrates
we shall fight in the hills; we shall never There are two parts to this approach the detail of the ‘who, what, when and
surrender…” This made the position of – the science (‘hard’ skills) and the arts how’. It includes the type of information

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recipients are supposed to do having

heard or read the message. Remember to
apply the ‘KISS’ (keep it short and sweet),
SMART and ‘So what?’ tests.
The main things to keep in mind
therefore are:
bb have a real need to communicate in
the first place – no-one wants to hear or
read irrelevant waffle
bb KISS – the best advice I received on
giving a presentation was “Be brief, then
be seated.” So, say what you are going to
say, say it, repeat the key messages and
then sit down
bb consider the audience and tailor the
message accordingly.

And however you are planning to get the

message across, do not:
bb talk or write for the sake of it
bb forget who the audience is and why
you are talking to them
being communicated, the objective of appreciation of what they think and how bb produce voluminous prose that
the communication, the frequency it they interact and communicate. Try to busy people will not have the time or
is distributed and the method used to understand where they are coming from inclination to read.
communicate it. and adapt your style of delivery to gain
Stakeholder management techniques: maximum traction. Managing communications is a
This is the organisation of the parties Understanding: The chances are that key skill set and not a bolt-on. It
who need to be communicated with and if someone does not understand what requires time and effort, but by applying
can be organised into a Responsible is being asked of them, they will not do the science and the arts skills to your
Accountable Consulted Informed it well. Ensure that you are clear in what project, it will stand far greater chances
(RACI) matrix as a way of channelling you are asking for and when it is needed. of success. R
how information will be cascaded in Commitment: Project sponsors
multiple directions. and owners must show support and
Tim Fry was Lead Author of the
commitment to the project. If they cannot RICS information paper Managing
Projects are only successful if they have be bothered, why should anyone else? communications, 1st edition (2013)
clear goals and these must be defined in Project identity and brand: Think about and is a member of the Project
‘SMART’ terms (i.e. Specific, Measurable, how the project will be seen by the wider Management Professional Group Board
pm.professionalgroup@rics.org
Attainable, Realistic and Time-bound). world, including customers and end
The effectiveness of communications is users, and what defines the project.
diminished if messages are ill-defined or Choice of words and phraseology:
irrelevant to their recipients, therefore The key thing is ‘pause-consider-act’.
messages should be tailored to achieve Use open and closed questions, ask as Further +info
specific goals. There is enough nonsense opposed to tell, and think about body
in our inboxes as it is, so avoid the urge to language because demeanour counts
add to it. Always remember to take a step as much as words. Tone of voice can The Managing
communications
back and apply the ‘So what?’ test. also reinforce a message (positive) or information paper is
The arts meanwhile are really ‘people to undermine it (negative), and remember available from
people’ skills, predicated on considering that politeness costs nothing and lives www.rics.org/guidance
what you are doing, who with and how long in the memory.
they receive and react to it. This requires: Related competencies
include Communication
Practical advice
Awareness: Consider what people need
to fulfil their roles on the project. To be successful, communication means
and negotiation,
Leadership, Managing
people
C
Empathy: Take the time to engage with having something to say, knowing whom
stakeholders and participants to gain an to say it to and being clear what the

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RICS c on st r uc t i o n Meas u re ment
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Without international construction measurement

standards investors cannot compare projects between
geographical markets, says Matthew Saunders, but
a new global initiative should help to alleviate this

A common goal

T
he lack of consistency The adoption of ICMS will reduce risk in
in property Figure 1 global investment decision making and
measurement provide consistent, transparent reporting
creates considerable How ICMS data would inform IFRS and management standards.
uncertainty and risk In addition, an RICS investigation
for global property suggests that the adoption of standards
IFRS
investors. To address is linked to economic growth. Central to
this issue, RICS has worked to create a this theme is how improved data quality
coalition of partners to produce shared IVS removes risk and waste thus increasing
international standards that will be the efficiency of market activity and its
separate to existing RICS measurement growth (see Figure 2).
IPMS
standards. The coalition currently
includes 31 organisations, including the The proposals
International Monetary Fund. ICMS No decisions have been made on
The coalition has formed an ICMS nor has a construction-focused

“
independent Standards Setting coalition of organisations and
Committee of experts to jointly develop stakeholders been formed. However, it
a set of internationally recognised and is proposed that standards are created
adopted measurement standards. The
first set will be for the property sector The adoption of across each of the four RICS Built
Environment Group (BEG) pathways of
and will be referred to as International
Property Measurement Standards (IPMS).
ICMS will reduce Project Management, Quantity Surveying,
Building Surveying and Building Control
IPMS will provide one of the fundamental risk in global (see Figure 3). It is recognised that
inputs on which property valuations are
made. The RICS Red Book is already investment decision these skills and services may be referred
to using other terminology in different
compliant with International Valuation
Standards (IVS), which form the basis of
making and global jurisdictions.

property asset valuations in International provide transparent Project Management

Financial Reporting Standards (IFRS),
adopted by global businesses in more
reporting and The key areas identified for
standardisation are:
than 100 countries (see Figure 1).
The principle behind this collaborative
management bb Time: Productivity
A new standard (or adoption of an
approach is that adoption and standards existing one) for measuring the
implementation of the new standards productivity of construction works in
will be greater if a wider number of Construction is considered by buildings, engineering and infrastructure.
organisations and stakeholders are global investors to be a high-risk It will measure the progress of
involved in their creation. This project is sector, primarily due to low-quality construction works in terms of time,
underway and the first set of IPMS for and inconsistent data meaning that activity completion and expended
office space is in consultation. investment decisions are poorly informed resources to report planned progress
in terms of quality, cost, programme and and productivity against actuals.
Construction standards risk. Given the current increase in building This measure can be used to provide
The IPMS project will apply the information modelling (BIM) interest and investors and funders with a report on
same concept of international adoption, now is also an ideal time to the surety of investments before and
measurement standards to other look at consistency in standards for using during construction projects. Examples
RICS areas, i.e. land and construction, technology in management functions for would be earned value analysis or
which also suffer from a lack of construction. The proposal is to develop percentage planned/complete.
consistency at a global level. As a result International Construction Measurement bb Risk: Classification, content
projects’ inherent works elements and Standards (ICMS) that connect to IPMS and process
assets are incomparable from one for quality, cost, time, risk and technology A new standard (or adoption of
geographical market to another. (see Figure 1). an existing one) for measuring

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and managing risk will cover risk

classification, content scoring and the
management process.
Figure 3
The proposed ICMS areas (bold text indicates lead BEG pathway)
Quantity Surveying & Construction
The key areas identified for Project Quantity Building Building
Management Surveying Surveying Control
standardisation are:
bb Cost: Scope of works Cost Scope of works Scope of works Scope of works -
A new standard (or adoption of an
existing one) for measuring construction Time Productivity - Productivity -
project costs will provide a structured
Quality Regulatory - Regulatory Regulatory
list of costs as per the RICS New Rules compliance compliance compliance
of Measurement (NRM1), for example.
However, it may need to include items Risk Classification, Classification, Classification, Classification,
that NRM1 does not, which are required content and content and content and content and
in some jurisdictions, e.g. unlike the UK, in process process process process
Switzerland, land and finance costs are Technology Digital plan of Digital plan of Digital plan of Digital plan of
included in construction costs. work work work work
bb Technology: Digital plan of work
A new standard (or adoption of an
existing one) for measuring the work bb Professional institutions: bb the RICS Professional Group
stages of a BIM-enabled construction professional bodies and their membership Boards (PM, QS, BS, BC)
project and will define the optimal level groups and the public bb a sample of professional
of information exchange between project bb Investors: investment funds, private institutions
team members at given work stages. equity, pension funds, corporate and bb attendees at several international
private investors, and REITs conferences.
Building Surveying bb Insurance providers: insurers and
The broad nature of Building Surveying re-insurers Feedback has been positive and
suggests that there are no key areas bb Private clients: developers, end supportive with several suggestions
for standardisation. Instead, each users, real estate/property companies, for prioritising particular standards
of the standards covered by Project banks and global corporates in certain markets, e.g. developing
Management, Quantity Surveying and bb Governments: governmental agreed BIM standards in the US
Building Control will all equally apply departments and agencies and cost management standards in
to Building Surveying. Sustainability is bb NGOs: charities and agencies, such India. Responses have also identified
particularly relevant but will be covered as the World Bank where certain markets and business
elsewhere by the UN Global Compact bb Consultants: construction, practices will prove challenging, e.g.
Project, to which RICS is a signatory engineering and management quantity surveying is not a recognised
(see http://bit.ly/1gkCRQB). consultancies profession in Brazil.
bb Construction companies: major
Building Control contractors operating globally. Next steps
The key area identified for The IPMS coalition will consider
standardisation is: Each of these stakeholders will benefit by accepting and formally approving the
bb Regulatory compliance using the international standards in their plans for construction as an extension
A new standard (or adoption of an business operations and so will all have to the IPMS project. If this occurs,
existing one) for measuring the degree a role to play in their successful adoption the group would need to be extended
to which jurisdictional legislation and and implementation. to include stakeholders from the
regulations are complied with on projects. construction sector, which would then
Market feedback agree and develop the standards for
Stakeholders RICS has sought feedback on these consultation and publication. These
The stakeholders in this initiative are proposals from a number of channels: stakeholders would encourage wider
diverse but broadly include: bb the RICS World Regional Boards adoption of the standards globally. b

Matthew Saunders is an RICS Associate

Director, Built Environment
Figure 2 msaunders@rics.org
Measurement standards and the link to economic growth
Market
growth
Improved
market
Improved efficiency
decision
Improved data making
For more information
Measurement and updates, visit
standards www.ipmsc.org

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All on board
‘Business as usual’ will not work on the
High Speed 2 link, says Simon Longstaffe, which
is why collaborative working will be crucial to its success

F
or those interested in infrastructure, it will work. How the new railway, tunnels, stations and all associated
not have escaped your notice that the Hybrid infrastructure are delivered will be vital for the success of the job.
Bill for High Speed 2 (HS2) was successfully The robust management of costs on HS2 will be a
deposited in November 2013. The purpose of fundamental measure and will attract large amounts of political
the Bill is to seek powers from Parliament to and public scrutiny. Therefore, the key to completing the scheme
construct and operate the rail line between within budget will be the blending of collaborative behaviour,
London and the West Midlands. The first new technology and the communication between the systems,
shovels should hit the ground in 2017 with the first high-speed people and data.
trains travelling along the tracks between Birmingham and
London by 2026. Embracing teamworking
High-speed rail has dramatically improved inter-city transport The theme of collaboration is nothing new and has been
all over the world in the past 50 years. HS2 will see Britain discussed for the past (almost) 20 years since the Latham
adopt the European standard and finally see major cities of the report calling on the construction industry to change its ways
Midlands and the North connected to London and each other, and to embrace teamworking. In the UK, there are encouraging
as well as to Crossrail and either directly or via short links to signs that this is finally happening and HS2 will be building on
Heathrow, Birmingham and Manchester airports. HS2 also the collaborative working seen on the London 2012 Olympics.
connects to the extensive Europe-wide high-speed network via A project of the scale of HS2 has to move away from the
its link with HS1 and the Channel Tunnel. HS2 will create tens of traditional estimating process consisting of design review,
thousands of jobs, bring major cities closer together and drive manual quantity take-off, input of quantity values into an
regeneration investment. estimating programme or spreadsheet, and the application of
The scale of the scheme is apparent in the announced rates to produce an estimate. The exclusive use of spreadsheets
funding: for multiple concurrent projects and/or larger projects is typically
bb overall funding for phase one has been set at £21.4bn, unproductive and error prone. This type of process will typically
including contingency of around £5.7bn, which is expected to involve several different applications and a lot of manual data
reduce over time. Within this funding HS2 Ltd has been set a manipulation, so it could be liable to inefficiency and error, and
target for delivering phase one for £17.16bn when repeated across many cost consultants then the problems
bb overall funding for phase two has been set at £21.2bn, will be amplified.
including contingency of £8.7bn which, as with phase one, we The wider use of better integrated and better implemented
would expect to reduce over time technology and software will enable a step change from
bb the total for the route is therefore £42.6bn, including £14.4bn current practices and will be harnessed on HS2. Working in
of contingency. a truly collaborative way on the cost side has always been
inhibited by the traditional estimating process of passing
HS2 is a project unique in size, scale, complexity and ambition data around from skill to skill. Using a 5D building information
and it has become obvious that ‘business as usual’ will not modelling (5D BIM) system will enable everyone involved

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“
The key to completing the
scheme within budget will be
the blending of collaborative
behaviour, new technology and
the communication between
the systems, people and data
Model for HS2. Pinning the cost and schedule data onto the
asset model, where every asset is uniquely identifiable, enables
every cost element to be queried, analysed and benchmarked.
For example, we will be able to extract the cost, schedule
and (eventually) risk information for individual assets at a known
location. This will allow us to benchmark against similar asset
types within the scheme and create appropriate spend profiles
against each, leading to a more realistic overall spend profile.
HS2 Ltd’s adoption of BIM will deliver and manage data
in a spatially related and consistent format that encourages
interoperability, allowing information to be shared by different
project participants and also between different stages of design,
construction and operation. For example, an engineer is able to
use information sourced from the architect to prepare energy
calculations or a contractor can check the coordination of
to work on the same set of data. Technology and process are contributions from different members of the project team. This
finally beginning to match the vision. consistent and coordinated data will not only be used to plan,
5D BIM is a term widely used in the CAD industry and refers construct, operate and maintain the railway in years to come,
to the intelligent linking of individual 3D CAD components or but also to do so ‘virtually’ prior to physical construction. Thus
assemblies with the addition of a fourth dimension (time) and a the procurement and enforcement of BIM deliverables within
fifth dimension (cost) to the model. contracts is critical to the long-term success of HS2.
The aim of HS2 Ltd is to create a cost information model A key to our success is ensuring that we get our data structure
that forms an important part of the HS2 information model correct and that we have a unification of data with standardised
throughout all stages of the project’s life cycle. From inception and rigid naming classes, and the identification of relationships
and feasibility, design, through the tendering process, between them. This will enable us to have a model to estimate,
construction, and eventual operation of the railway it will grow procure, run payments of the schedule and inform the operation
and evolve with the project, merging into the Asset Information and maintenance costs. Having this uniformity of language will n

l HS2 programme

Images © HS2 Ltd

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k The proposed route will take HS2 on viaduct over the Mid Colne Valley

n allow efficient dialogue around costs so that the teams, wherever

they are based, will be discussing the same thing.
BIM will facilitate a deeper understanding of the design and
its requirements. The project will then be better equipped to
“
We will be able to extract the
define and manage risk, which will enable a reduction of costs.
BIM will be used to verify and validate project requirements.
cost, schedule and (eventually)
The intention is to move towards a more intelligent and risk information for individual
interactive approach that uses software to extract data directly
from design information allowing HS2 Ltd and its partners a
assets at a known location
more comprehensive overview of the whole life costs. This
will allow us to track the cost of an asset through design, two or more participants with aligned commercial interests
construction and into its operational life. and whose aim is to work together to deliver a project in a
How do we ensure that everyone is working from the same collaborative and constructive way. We need those involved to
source of data? make decisions consistent with HS2’s aims and objectives. As
For us to deliver HS2 efficiently we need data in a consistent a recent article in Civil Engineering Surveying magazine stated:
format that enables collaboration. The challenge comes with “There is no concept of ‘best-for-self’ decision-making under an
scale. The size and duration of the scheme means that we will alliance contract. The participants operate in a peer relationship
be employing the majority of the cost consultants in the UK as part of a joint management structure.”
and they will all have a different approach to estimating and Business as usual will not work so we have no option but
the use of BIM. To maintain the required level of transparency, change. We are therefore engaged in a considerable amount
productivity and accuracy our suppliers will need to be capable of preparatory work to identify the right processes, systems
and, most importantly, willing to work in a more streamlined way and data structure because if we miss the opportunity we will
within our agreed methodologies, guiding principles, processes struggle to deliver the scheme to budget. My ambition is to
and procedures. This will allow us to create a consistent create an environment and system that forms a platform to
approach and end product. allow HS2 Ltd to share data with its partners and ultimately
Therefore, to ensure that we minimise the data errors and to be a more informed client that spends more time analysing
allow communication between all parties, we will also need and understanding the cost information than creating it. b
to establish a common position towards software and data
structure. This could be a federated model that means everyone
is working in the same ‘space’, or individual companies having Simon Longstaffe is Head of Cost, Risk and Investment Planning
at HS2 Ltd
their own systems that use the same data structure to allow simon.longstaffe@hs2.org.uk
consistency of application. This common position is immensely
important; with the construction project running for at least 15
years we need commonality and understanding running through
Related competencies
all our suppliers. include Procurement
We are looking to create a position akin to alliancing for our and tendering
cost system. In very general terms, this is a relationship between

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What’s IT all about?

RICS is implementing building information modelling (BIM) at its London head office.
In this fourth article following the project, Les Pickford speaks to BIM software

O
vendors about the IT environment issues that users should consider

ne of the first However, Burrows warns against Expert advice

challenges that RICS thinking that resolving any hardware RICS’ own IT challenges has led it to
found on its BIM issues is a quick and easy thing to do. look at various solutions and speak to
project at Parliament “I had a relatively new machine with a software vendors to get their opinions.
Square was to ensure 64-bit operating system so all I had to The complexity of the IT requirements
it has the hardware do was upgrade the RAM. But if I had and the related costs are a common
capable of running the a five-year-old machine with a 32-bit worry for users new to BIM but this
model. This is an important consideration operating system I might have had to may not be as challenging as many
not only for the initial project set-up but replace the whole thing.” people think.
also so it can continue to enhance the There was a key learning point from “Construction is facing a number
model once it is operating. this exercise, he adds. “The cost of of technological challenges with
“Initially, we could install the software implementation could be hugely variable the introduction of BIM,” says Steve
but could not load the model,” says Paul because it depends on your current Brunning, Managing Director of Rapid5D.
Burrows, a Solutions Architect with the infrastructure, hardware and software. “Technology has, historically, been
RICS Building Cost Information Service If you’re lucky, it might cost you next to used to duplicate paper processes on
(BCIS). “After some investigation, I found nothing, as in my case. But the machine computers. But the growing need to
that it was because the amount of RAM next to me might need something work collaboratively – and the demand
memory on my machine was too low. As completely different.” He explains that to move from 2D silo-based to an
an experiment, I bought and installed 8Gb the important thing is to fully understand integrated business process of 3D, 4D,
of RAM at a cost of just £75.” He is now the hardware you currently have and to 5D and beyond – requires a new breed
able to access, view and navigate his way compare this with what is needed to run of software and businesses have an
around the model. the chosen software. important decision to make about how n

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Selecting BIM
Tim Chapman, President at Hybrid system Data delivery
Constructivity, summarises the four Enables a combination of server/ User productivity is driven by how
main areas to consider when selecting client/client-server based scenarios, applications synchronise data. This can
a BIM IT set-up and the main factors each potentially providing the same or be categorised as:
that should affect their choice different levels of information access.
For offices more involved in Heavy
detailed design work, and as model This implies that the client application
Topology type sizes increase (files sizes 100MB+), (or client web browser) downloads a
a client-server based system is copy of the BIM data. It enables higher
Server-based system imperative for productivity. For those productivity once data is downloaded,
All user interaction is performed from less involved with building detail but takes an initial productivity hit when
a web browser without requiring any (who may only need to view data), a downloading data for the first time on a
special plugins or downloads. server-based system can be adequate. device (or on subsequent times if all data
+ low maintenance (no desktop must be resent).
software to maintain) Hosting method As detailed building models can easily
− typically takes more time to access Topologies may be differentiated by approach hundreds of megabytes,
or update data, particularly with slower who manages the service. downloading an entire project every time
internet connections. Advances in web it is accessed, or each time it is updated,
technologies, such as HTML5, reduce Cloud-based hosting can mean lost time and extra bandwidth
this disadvantage. Managed by a central service provider. costs when using data plans on mobile
+ dedicated maintenance, reducing the networks. Software systems that can
Client-based system need for in-house IT staff deliver incremental updates (sending
All user interaction is performed from − slower data access (compared to a only what is changed) can substantially
a dedicated application on a PC, and server in the same office), additional reduce the time sending/receiving.
updates are manually sent via email, costs for hosting, and potential risk
FTP, online storage (e.g. DropBox) or of lost access, lost data or security Lightweight
otherwise accessing a server outside breaches. This may be mitigated by This implies that the client downloads
of client applications. the strength and reliability of the a view of BIM data (which may be
+ reduces or eliminates cost of hosting company. just rendered images). This approach
maintaining server systems eliminates any initial access delay but
− lower productivity due to additional In-house hosting lowers overall productivity because data
manual steps, which increase the Managed by a company’s internal IT must be rendered remotely. This may be
possibility of losing information or users organisation. preferable for those who need to look
not working with the latest information. + faster data access within an office. up information quickly (e.g. a contractor
While becoming less common, this may As broadband speeds increase reviewing a detail or specification sheet)
still be the reality at remote construction (>100MBps) this advantage reduces but do not need to interact with it.
sites with limited or cost-prohibitive − increased cost for IT management
network access. and increased risk of data loss and Hardware
security breaches. The sizing of hardware elements falls
Client-server based system into three main areas.
All user interaction is performed from Combined hosting
a dedicated application typically on a This may provide benefits of both Workstations
PC (although increasingly common on approaches, where cloud-based Sizing requirements depend a lot on the
tablets or phones) with data stored on systems provide extra assurance efficiency of the software application:
the server. of reliability and data backup, while bb most mid-level PC workstations
+ increased user productivity as dedicated servers at offices provide (e.g. Windows 8, dual core, 6GB RAM,
client-side applications typically enable productivity benefits (provided that the 1TB hard drive, 1080p video screen
immediate and deeper access to servers synchronise data effectively). resolution, costing around £600) are
information, with data cached on For offices more involved in more than adequate for working with
the client, while automatically detailed design work, having internal ‘average’ commercial building models
synchronising data on a server for IT experience (or being large enough (100MB file size)
efficient communication with others to carry dedicated IT staff) means bb lower-end PCs (£300) are suitable
− the need to install and maintain in-house hosting is more likely to for non-design data
such applications; however, this be cost-effective. For smaller companies bb for larger building models (1GB), CPU
can be circumvented by app stores (and with software costs being equal), RAM and video memory are usually the
and software that automatically cloud-based hosting may be more limiting productivity constraints and
updates. beneficial. should be increased proportionally n

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 RICS Con st r uc t i o n BIM
JOU RN A L

n bb higher-resolution screens (2160p)

may increase productivity at the
expense of substantially higher
hardware cost.

Servers
Sizing is highly dependent on the
design of the server software:
bb for servers that send BIM data to
clients, RAM is critical. Where each

“
concurrent project is cached in memory
(to optimise response times), a rule n these solutions are deployed. It’s not
of thumb may be 1GB per concurrent straightforward and the right choice will
project; however, this can vary
substantially depending on the software
depend on the particular requirements.”
However, James Hunter, Technical Lead The cost of
bb while servers often do not include
accelerated video cards, those used
for Rapid5D, suggests that the hardware
required is not really new technology.
implementation
for BIM software that render images/ “Anyone who is currently working with 3D could be hugely
video remotely may require dedicated
graphics cards for off-screen rendering
models and has equipment that can cope
with these, whether stand alone and/or
variable because
that can be delivered to client software
bb required hard drive space is a
over the internet, should be able
to engage with BIM.”
it depends on your
function of the number of concurrent The key to choosing the correct current infrastructure,
projects, their size, the number of
revisions, and how the underlying
hardware configuration is selecting
the right software for your BIM needs
hardware and
software system stores them. While this and making sure it has the right software
is also highly specific to the particular business functionality, e.g. the ability to Paul Burrows, BCIS
software used, average use may be produce cost plans, bills of quantities,
500GB per project, particularly when programmes, resource diagrams,
dealing with document attachments production control charts, 4D simulation “This is the main issue that affects
associated with product information videos, etc. productivity,” Hunter adds. “Poor
bb a cost model for sizing servers may “Your specified solution will have productivity causes frustration, which
roughly map to RAM requirements minimum hardware requirements based leads to people not wanting to move
per concurrent project (£600) and on someone who is particularly patient forward with BIM because they don’t see
CPU/GPU (processing and graphics) and not under pressure,” says Hunter. the solution as right for them.”
requirements per concurrent user “This means the bare minimum. Most Hunter says that construction
(£60). Again, these figures will vendors also produce a recommended businesses have, historically, been able
substantially vary according to the specification but many users have found to invest in relatively low specification
design of the software running and the that an even higher specification will hardware to run construction projects
size of the projects. result in increased efficiencies.” and this does not have to change if the
Unfortunately, higher specifications and cloud is the chosen deployment method.
Networks faster processing can mean increased “However, the infrastructure of the
For sizing networks, a speed of costs. “The key is whether or not the cost business then becomes critical; if there
10MBps is more than adequate for is justifiable,” explains Hunter. “I’ve seen is insufficient internet bandwidth, or
those working with design data on some examples where five engineers firewall issues, the cloud may not be the
average-sized projects (100MB): were losing a total of 40 hours a week best choice. Some customers working on
bb as project sizes increase, bandwidth because they were watching egg timers remote sites with limited connectivity have
should increase proportionally to on their PC. So while a £2,000 laptop chosen to purchase powerful laptops so
maintain productivity might seem expensive it could quickly pay they can run a model standalone. The
bb for locations where network for itself through increased productivity.” choice for each individual business will be
speeds are significantly below that Hunter says the biggest potential different – cloud vs power PC/laptop or
(e.g. 1MBps), such as at remote sites downfall for users is the speed of access perhaps a mixture of both.” b
without network infrastructure, users to data. “So think about your data burden
will experience substantial delays with and how your chosen solution deals
server-based workflows and would with that. Whether it’s an internal LAN or Les Pickford is a freelance writer
and former Editor of the RICS
benefit from dedicated client software coming across the internet, the biggest Construction Journal
that caches data locally. issue is to get the data backwards and lespickford@yahoo.co.uk
forwards as quickly as possible.

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 Lega l He l pl ine RI CS Const ructio n
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LegalHELPLINE
Who owns
Exactly who will own and take responsibly for the model? Who
will own the data rights? Can the model data be used in future
projects? These are all fundamental issues.

the model?
The data contained in the BIM model is likely to be
wide ranging and contributions will come from a variety of
participants. For example, there is likely to be design data,
cost data, design processes and graphical information. Different
statutory provisions will govern each of these intellectual
Kevin Joyce looks at the importance of property rights and the contract will have to deal with them
specifically if confusion and disputes are to be avoided.
intellectual property rights in the context Current forms of agreement may not be adequate to deal
with all of these issues. The ownership of information will need
of building information modelling (BIM) to be negotiated and dealt with in the contractual documents
for BIM-based construction projects, including the terms of

Q
appointment for all members of the professional team.
We are tendering for a construction project with There is no standard approach but depending on the
significant contractor-designed elements. Will the circumstances the Construction Industry Council’s recent
use of BIM affect our intellectual property rights? BIM Protocol might provide a framework if incorporated into

A
contractual documents.
Despite a relatively slow start, the use of BIM is The Protocol varies and supersedes any conflicting
expected to increase significantly in the construction BIM-related intellectual property provisions in an existing
and infrastructure sectors in the next few years. As it contract and covers models and materials held in electronic
develops, however, the division of responsibility and liability in form (i.e. it does not cover information that exists purely on
current contracts will become increasingly outdated. paper or in physical models).
Construction contracts of the future will need to allocate If the Protocol is adopted, material prepared for use on a
risks rationally; based on the benefits a party will receive project is licensed to the employer on a royalty-free basis.
from BIM, the ability of the party to control risks and the The employer is entitled to sub-license this material to
ability to absorb risk through insurance or other means. other companies, or team members, working on the project.
They will also have to incorporate provisions that deal with Parties that create that material will, therefore, see their
issues specifically relevant to BIM, such as data access and intellectual property rights eroded, particularly if the material
the ownership of information. is disseminated to rivals and competitors – notwithstanding
When material (e.g. a drawing) is created that will form part that the Protocol intends this to be only for the purposes of
of a BIM system, intellectual property is created. The employer the project concerned. However, this may not be sufficient
usually has the use of this but other parties working on the protection for some parties.
project will want to retain some degree of control over the The Protocol seeks to be even-handed to participants and
intellectual property they create. Similarly, when material has is undoubtedly a step forward in trying to reach consensus
been created by third parties, the parties to the project will and agree an accepted industry position on BIM projects.
need to ensure that they have the intellectual property rights Only time will tell whether it is widely adopted. Either way,
to use it. Intellectual property is therefore a vital element in employers, contractors and professionals entering into
the use of BIM. contractual arrangements for projects incorporating BIM
In existing contracts, the architect or engineer usually will need to continue to give careful thought to ownership of
takes the design lead and retains responsibility and ownership the intellectual property created. C
for the overall design of the project. With the increased
integration and collaboration that BIM enables, layers of Kevin Joyce is a Partner with law firm Pinsent Masons LLP
intellectual property, provided by different design participants, and runs a free Legal Helpline Service for RICS members
will be incorporated into the final model. This gives rise to kevin.joyce@pinsentmasons.com
both practical and legal problems.
The heightened risks due, for example, to uncertainty around
the ownership of material created, the chance of inadvertent The CIC BIM Protocol
can be downloaded
sharing of trade secrets or patented processes, and that from http://cic.org.uk/
designers will withhold design elements to protect their publications
intellectual property, all need to be addressed.

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RICS c on st r uc t i o n Hig h - speed rai l
JOU RN A L

Line of enquiry
construction in London has a
BCR of 1.97 and the Jubilee
Line, which had a troubled
gestation period, had a BCR of

T
0.9. Compared to these other
major transport infrastructure
In the second part of his article on High Speed 2, Tony Mulhall schemes, the HS2 BCR of 2.3
looks impressive.
explains how the project will be evaluated and delivered
Process for delivery
The legal process for the
progression of HS2 has been
also release capacity for rail require further interrogation. initiated by a Paving Bill.
freight, demand for which is The UK is not altogether Such legislation is generally
predicted to grow by 30% without experience of very short, but its passage
over the next decade. high-speed rail. The Channel through Parliament can be
Projects of this type are Tunnel rail link (HS1) operates controversial. These bills are
typically evaluated on their out of St Pancras, reaching normally brought forward
benefit cost ratio (BCR), an a top speed of 300km/h to provide a government
indicator used in the cost through the Kent countryside department with authority to
benefit analysis framework, with stations at Ebbsfleet spend money in a preparatory
where the benefits of a and Ashford. A National manner, i.e. to develop a
project or proposal are Audit Office report in 2012 proposal, which has not yet
expressed in monetary terms declared that in terms of secured approval in principle
The High Speed 2 (HS2) relative to its costs. A BCR time savings the HS1 project from Parliament.
network will comprise greater than one indicates would never achieve its With the government
two phases, with frequent that for every £1 spent more target BCR of 1.5. It also having already spent £150m
trains designed to operate than £1 in return is generated. claimed that the Department in consultancy fees, the
at speeds up to 360km/h This is interpreted as a for Transport (DfT) would significance of the Paving
(225mph). Phase one will run positive signal for the project. struggle to find enough in Bill becomes clear. It was
from London to Birmingham According to the latest terms of wider economic and approved by parliament at
while phase two extends government business case transport benefits to reach the end of October 2013 and
the network to Manchester report, the HS2 BCR is that figure. If HS1, servicing the next major hurdle is the
and Leeds via East Midlands projected to be £2.30 for an area of the South East passing of a Hybrid Bill to
and Sheffield. As well as every £1 spent. This is down close to London at a time enable the project to proceed.
significantly faster inter-city from an earlier BCR of £2.50 of high housing demand, The programme is:
journey times, it will provide mainly due to an £10bn cannot stimulate that kind bb High Speed Rail Hybrid
a substantial increase increase in project cost, but of economic activity, can Bill to provide powers to
in rail capacity. A major nevertheless represents a HS2 perform better in less construct and operate the line
reorganisation of local and healthy return. promising locations? introduced at the end of 2013
long-distance railway services However, the regenerative Meanwhile, the Crossrail bb Royal Assent by end of
on the existing network will claims being made for HS2 east-west route under March 2015

2 2   a p r i l / m ay 2 0 1 4
 RI CS const ructio n
JOUR NAL

m HS2 will be built in

two phases

HS2 station
HS2 destination served
by HS2 classic
compatible services
Core high speed network
(Phases One and Two)
HS2 connection to
existing rail network
Classic compatible
services
Existing lines with
potential for future
connections to HS2

bb Phase 1 due to open 2026 bb the programme’s large

bb Phase 2 due to open 2033. contingency appears to be
compensating for weak
Strategic case cost information; the figure
A number of studies have of £14.4bn is a third of the
been undertaken by the total budget
DfT since 2009 considering bb shortage of the
alternative investment commercial skills it needs to
approaches to HS2. These protect taxpayers’ interests
have been periodically on a programme of the
updated in response to scale of HS2.
further developments of the
proposal and the business The committee recommended
case. However in September that the DfT publish detailed
2013, the Public Accounts evidence that clearly shows rail travel and improve rail transport connectivity
Committee (PAC) challenged why it considers HS2 to be network resilience and between businesses and
the case for HS2 presented the best option for increasing reliability, ensuring that people labour markets. The analysis
by government, labelling rail capacity into London, and goods are able to make focused on the potential
the timetable as ‘unrealistic’ improving connectivity the journey they want impact of investment in HS2
and seeking clarification on between regional cities and bb connectivity: to improve on the structure of regional
whether the government rebalancing the economy. journey times, making travel economies in the longer
and HS2 Ltd can deliver It also recommended that quicker, easier, more punctual term. It therefore differs from
the Bill and the programme the department allocates and more convenient for conventional approaches to
in accordance with this its contingency allowance people and goods, including the appraisal of transport
schedule, bearing in mind that to specific risks to the supporting end-to-end schemes, which are based
each additional month’s delay programme to justify the large journeys with effective on the estimation of the
increases the project cost by amount it has set aside for integration and interchange monetary value of travel time
£7m-£10m. unexpected costs. It should between transport modes and cost changes.
As part of its scrutiny of also set out the process it and with good connections, Although the analysis draws
government departments, will use to keep tight control including with major airports, on some of the same inputs,
but also in response to over the allowance. A higher for international travel. it does not seek to value time
increasing public concern, level of contingency has and cost changes directly.
the PAC took evidence from been allocated for phase two The economic case, Instead, it aims to understand
a wide range of interested because its cost estimates are published in October 2013, how these changes to
bodies and reported: not as developed as those in was based on a KPMG travel times and costs
bb the DfT has not presented phase one. review commissioned by influence regional economic
a convincing strategic case The government identified government. This considered performance, both in terms
for HS2 two principal objectives for how patterns of economic of overall productivity and
bb decisions based on fragile high speed rail as: activity vary across alternative location of economic activity.
numbers, out-of-date data bb capacity: to create markets and geographies, It concluded that the
and assumptions that do not sufficient capacity to provide and how these relate to reduced transport costs
reflect real life for long-term demand for differences in levels of reduce barriers to trade, n

a p r i l / m ay 2 0 1 4   2 3
 RICS Con st r uc t i o n Hig h - speed rai l
JOU RN A L

“
n enabling markets to function The main concern is with which are unverifiable and
more efficiently, stimulating Clause 47, which states that susceptible to wide variations
competition and driving if the government “considers in the eventual outcome
improvements in productivity. HS2 has been that the construction or bb the presence of a
Those areas that are better
connected would benefit
subject to a operation of phase one of
High Speed 2 gives rise to the
contingency sum amounting
to almost a third of the cost
from larger ‘effective market
sizes’, leading to economies of
number of legal opportunity for regeneration
or development of any land”
of the project demonstrates
the degree of uncertainty
agglomeration and increased challenges it may acquire the land about major components
specialisation, which in turn
generate productivity gains
from a range of compulsorily. Although the
scope of this measure has
within the project
bb there is a shortage of
over and above the transport interest groups been played down by HS2, technical skills with HS2/DfT
cost efficiencies.
The government stated that and local it has nevertheless created
concern for some property
to deliver the project thereby
putting the taxpayer at risk
HS2 is an unusual proposal
in many respects. It is both
authorities owners who may require more
specific assurances.
bb acquisition of private
property compulsorily is
national in scale, and yet it The government hopes to always contentious and
strongly impacts on existing The court did not accept secure passage of the Hybrid the rationale for doing so
transport networks at a local that HS2 should have been Bill before the general election needs clear justification
level. It is a transformational subject to a Strategic in 2015 – a timetable that most accompanied by fair and
scheme that: Environmental Assessment experts in this area believe to timely compensation.
bb connects eight out of the (SEA) under the European be highly optimistic.
10 major cities in the UK SEA Directive. It also rejected Conclusion
bb almost doubles the claim that the Hybrid Summary Despite the relatively low
capacity on north-south Bill process would not allow Based on international and BCRs for HS1 and the
inter-city routes adequate examination of the UK experience with operating Jubilee Line relative to
bb offers step changes in environmental information high-speed rail over a long the HS2 projections, there
journey times. and would therefore breach period, the following general was a very strong case for
the Environmental Impact conclusions may be drawn: their construction – now
In November, the DfT released Assessment (EIA) Directive. bb the information provided the idea that they would not
its HS2 Strategic alternatives It was argued by the objectors may turn out to have have gone ahead is almost
final report produced by that the effect of ‘whipping’ underestimated the cost and unthinkable. However, the
Network Rail with technical the vote at second and third over-estimated the revenues question still remains – at
support from Atkins. This was readings, and the limited bb the network may be what absolute cost? Is there
intended to provide additional opportunity provided by a extended beyond the routes a cost ceiling that cannot
evidence to support the debate in Parliament for that are economically viable be breached regardless of
government’s consideration examination of environmental bb extending the network will their stated significance?
of the investment case for the information, would prevent be as much about satisfying While the importance
project. The report considered effective public participation political necessities as of these schemes is
the extent to which capacity contrary to the EIA Directive. addressing transport needs. undeniable, the critical
and connectivity upgrades to The Supreme Court was question for the industry
the conventional rail network not persuaded. Based on the specific HS2 is how the costs of these
– representing strategic reports: complex projects can be
alternatives to constructing Hybrid Bill bb the unique aspect of reduced and their benefits
HS2 – could meet the The High Speed Rail (London high-speed rail – its speed – is increased. Additionally,
strategic objectives set for – West Midlands) Bill was no longer the critical factor how can the estimations
HS2 as set out above. introduced to Parliament in bb imminent shortage of these costs and benefits
It concluded that HS2 as November 2013. of capacity in the entire be brought more in line with
proposed provided the best Those affected by the network is the challenge the real outcomes either
solution and avoided the first phase of the line between to be addressed through better modelling
disruption to existing services London and Birmingham bb this shortage applies or better inputs?
that upgrading would entail. will be allowed to petition a to passenger as well as Finally, how can the tax
special select committee of freight capacity payer be risk-proofed against
Judicial review MPs as part of the scrutiny bb the alternative existing constantly increasing costs
HS2 has been subject to a of the Bill. Some specialist routes do not provide on major and essential
number of legal challenges lawyers have, however, value for money and would infrastructure projects? b
from a range of interest stated that the wide-ranging result in protracted disruption
groups and local authorities. wording of the Bill around to services
In January 2014, the Supreme compulsory purchase bb the costs and revenue Tony Mulhall is Associate
Director RICS Professional
Court unanimously dismissed orders is without precedent calculations are heavily Groups and Forums
judicial review proceedings for national government in influenced by underlying tmulhall@rics.org
brought by these objectors. the UK. assumptions, many of

2 4   a p r i l / m ay 2 0 1 4
 Em b odied carb o n RI CS Const ructio n
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Best practice
widely used building materials typically
contributing more to the overall carbon
footprint of buildings (e.g. concrete,
aluminium and steel).

benchmark
Of course, there may be good reasons
for using a particular material despite
the high carbon impact. For example,
the guidance considers how the thermal
mass of concrete could be used to
Martin Russell-Croucher discusses new balance the increase in embodied carbon
at the product and construction stages
guidance to calculate the embodied carbon because the increase in thermal mass

R
in a building throughout its life cycle would reduce energy use and therefore
carbon emissions during occupation.
This is becoming potentially more

“
important due to increased Passiv
ICS published (high thermal mass and insulation)
its Embodied construction techniques, which has led
carbon information
paper in 2012 in
The key message to potentially higher embodied carbon
at the construction stage (depending of
response to the UK is that the greatest the concrete and insulation used) with
government’s call
for the construction impact is when lower energy and therefore carbon during
occupation. However, the most recent
industry to establish standards for the
measurement of embodied carbon. At the
project decisions studies suggest that the carbon saved,
if using the current electricity production
same time, the European Commission are made early mix, may take many years to balance the
standards setting body CEN developed increase at construction and therefore
a methodology for the calculation of The guidance note now covers the needs careful calculation before any
carbon; however, this was mainly for life cycle of carbon, with sections on decision is made.
the manufacturing industry, was very products, construction process, use The guidance note provides members
complicated and not suitable for daily of the building and its end of life. It with a toolkit for starting to calculate the
use by construction professionals. also comments on some of the more life cycle carbon for a project and also
While the RICS paper took the contentious or unknown areas, e.g. timber some initial benchmarks for buildings.
calculation process up to the sequestration and steel recycling. While the measurement of embodied
‘factory gate’, the new guidance note, carbon is still developing, some global
Methodology to calculate embodied Early decision making governments are continuing to legislate
carbon in a building’s construction As with construction costs, the key to drive down the use of energy emitted
life cycle, builds on that knowledge message is that the greatest impact is during the operation of buildings,
and expands the scope to cover when project decisions are made early; which will raise the significance of
emissions during other life cycle therefore at the design stage, the team quantifying the embodied carbon and
stages, i.e. construction, use and end should concentrate on the high-impact its subsequent mitigation. R
of life. It provides a framework of elements (‘carbon hotspots’) in a building.
practical guidance for the global These can be identified through an initial
construction industry. assessment and should become the Martin Russell-Croucher MRICS is
RICS Director of Sustainability and
This publication has also been focus of further investigation to refine the
Special Projects
‘upgraded’ from an information paper carbon factors used, rather than trying martin.rc@rics.org
(setting out an area of interest to to calculate the many components that
members) to a guidance note, which has would have both a negligible impact and
a higher level of relevance because it sets offer limited opportunities for mitigation.
out what is considered ‘best practice’ In addition, because there are likely to
Further +info
for members. It is also now applicable be wide variations in a product’s carbon
globally having been widely consulted content between different manufacturers,
on during the drafting process. it is important that the project team uses The Methodology to
The measurement of carbon their product-specific figures as soon calculate embodied
in a building can follow the same as possible (where available). This will carbon in a building’s
construction life cycle
methodology wherever it is being used, allow for relatively uncomplicated carbon is due for publication at
which is linked (where possible) to the calculations and which, in total, typically the end of April
RICS New Rules of Measurement – even contribute to the majority of the overall
if there are regional variations in the embodied carbon footprint.
amount of embodied carbon because of
the different energy sources used in the
The guidance note sets out the carbon
critical elements that, as you would
Related competencies
include Sustainability C
smelting of steel, for example. expect, contains some of the more

a p r i l / m ay 2 0 1 4   2 5
RICS Con st r uc t i o n E m b odied carb o n
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In the first of two articles on embodied carbon, Stephen Finnegan and

Mal Ashall assess the potential impact of the new RICS methodology

Costing carbon

I
n 2010, the UK government’s Low Carbon carbon of buildings, the effective use of the data to enable
Construction Innovation and Growth Team report stakeholders to make informed decisions will be critical. One of
recommended that the Treasury Green Book the key questions will be who is responsible for managing this
require whole-life carbon appraisal of proposals information? Currently, product manufacturers must declare
before public funds are committed. In response, information through Environmental Product Declarations,
RICS developed a methodology to calculate the including the embodied carbon used in manufacture.
embodied carbon of construction materials. The longer-term goal must be to collate this information into
After a 2012 information paper, a guidance note is due for comprehensive technical databases to ensure that industry can
release in April 2014 (see page 25) with a Code of Practice provide relevant and informed advice. The University of Bath and
and Practice Statement likely to follow, on which this RICS BRE have led the way, with the Inventory of Carbon and Energy
guidance will become mandatory. Is this the precursor for and Environmental Profiles respectively. Such databases will
placing a cost on carbon? inevitably be used in building information modelling (BIM) and
In the public sector, the Highways Agency and the create an opportunity to share information on best practice.
Environment Agency already use this methodology to assess
the embodied carbon of their schemes, while Brighton and Carbon accounting
Hove City Council is the first local authority in the UK to require Detailed information and benchmarked data make it possible
an embodied carbon calculation for planning permission. In the to account for carbon. This is the first stage in being able to
private sector, Marks & Spencer and British Land have used the produce truly sustainable zero carbon buildings.
methodology, with many more firms likely to follow. This is very different from the UK government’s current

“
definition of a zero carbon building, which does not include
embodied carbon and is purely based on operational impact.
Furthermore, the use of Allowable Solutions for housing

Can a building be called zero developers – with the option to ‘offset’ their carbon if they
are unable to meet a zero carbon standard through Fabric
carbon if it only measures the Energy Efficiency Standards and the use of LZC technologies
– is not ideal.
operational impact? We think not Can a building be called zero carbon if it only measures
the operational impact? We think not. In 2011 the coalition
Lifetime use government decided to reduce requirements and assess
Embodied carbon for a building refers to the manufacture, operational carbon only; fortunately, this has not limited research
transport, construction, end-of-life of materials and products and development into life cycle thinking and the new RICS
used in it. It represents the supply chain of every component guidance should encourage a new era of data collection for
over its full lifetime use. industry use.
In a typical commercial building, 80%-90% of the total carbon The new RICS guidance is certainly necessary. More detailed
(over a 30-year operational life) is derived from the ‘use’ stage, and benchmarked information is required and accounting for
with the remaining from the embodied supply chain stages. carbon is essential for true sustainable development to occur.
Given this relatively small residual percentage, why is RICS However, the construction industry may be concerned that this
investigating embodied carbon? Well, with new houses required information will be used to introduce new taxation, as happened
to be zero carbon by 2016 and commercial buildings by 2019, the when the EU Emissions Trading Scheme was expanded to
operational carbon is effectively zero so the embodied carbon include aviation. R
impact becomes much more significant. Low and zero carbon
(LZC) technologies will play major roles in producing a zero Part two of this article will look at the embodied carbon
carbon building, highlighting their importance. Moreover, if we included in sustainable technologies
can account for carbon, can we cost it?
Unfortunately, there is insufficient benchmarked information
Dr Stephen Finnegan and Mal Ashall are Senior Lecturers at Liverpool
into this embodied supply chain impact, especially for LZC
John Moores University
technologies. However, the European Standards Technical s.finnegan@ljmu.ac.uk, m.c.ashall@ljmu.ac.uk
Committee is leading the way with its CEN/TC350 standards,
which are used in the BRE Green guide to specification
and subsequently support BREEAM and the Code for
Sustainable Homes. Related competencies
include Sustainability
When the RICS guidance becomes mandatory, and industry
starts gathering information on the operational and embodied

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