Stephen Trench

Building Information Modelling Case Study

Image 1:Crossrail BIM railway station model

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Stephen Trench

CONTENTS SHEET.

1. The a need for BIM Pg3

2. BIM Pg4

3. Crossrail Pg5

3. Maturity Levels Pg6

4. Cost benefits Pg7

5. Benefits to the project team Pg 8

5. Systems currently available Pg9

6. BIM packages & Crossrail Pg10

7. Successful implementation Pg11

8. Implementing problems Pg11

9. Legal Issues Pg12

8. Conclusion Pg12

9. Bibliography Pg14

10. Appendices Pg15

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1. The need for BIM

“Between 1996 and 2006 there was a 25%

increase in the retail price index cost with
construction costs rising by 89%1”. In a
recent 2011 report by McGraw Hill2, research
showed that a quarter of large projects finish
late and a fifth over budget by at least 15%
with 11% resulting in legal disputes. Of the
35 multi-national firms interviewed 71% of
respondents thought BIM (building
information modelling) helped to decrease
project risk by offering substantial
opportunities to increase efficiency.

Image 2: www.mcgraw-hill.com3

In May 2011 the UK government announced a new Construction Strategy4

with the aim to “reduce whole-life costs of buildings and infrastructure by
20%, and achieve reductions in CO2 emissions”5 '...Government will
require fully collaborative 3D BIM (with all project and asset information,
documentation and data being electronic) as a minimum by 2016'6

This paper focuses on my opinions regarding the challenges of successful

implementation of BIM, what applicable software platforms are available
and what specific packages I believe are of key relevance to the Crossrail
Project to ensure success.
Image 3: construction strategy 2011

1
RICS Construction Journal Feb-March2012- The BIM Edition/page 11
2
http://www.mcgraw-hill.com/releases/construction/20081202.shtml
3
Image: http://www.mcgraw-hill.com/site/press-room
4
http://www.cabinetoffice.gov.uk/resource-library/government-construction-strategy
5
Quote/Anne McCann (Chairman of the RICS Project Management Professional Group)/RICS Construction
Journal Feb-March2012- The BIM Edition
6
http://www.heacademy.ac.uk/events/detail/2012/09_May_BIM_Education_Salford

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2. BIM

BIM is “a digital representation of the physical and functional characteristics of a facility, serving as a shared
knowledge resource for information and forming a reliable basis for decisions during its life-cycle from inception
onward”7. A collaborative process of creating an integrated database of information to produce a digital building
model from a series of three dimensional objects. Each object is defined once and then placed in the model in
multiple locations as required. If the object is then changed, these changes will appear throughout the model.
This makes models automatically consistent and reduces errors.

Errors are further reduced as the project team work on one model from the early stages of the project. Therefore
BIM is as much about collaborative practices as it is about software.

Objects placed may include geometrical information and information describing its properties, such as its
materials, construction process, time-related information (such as delivery times) and operational information.
Objects can be defined parametrically, allowing them to be related to other objects.

Drawings and 3D visualisations can be automatically generated from the building model, as can specifications,
quantities, ordering and tracking information and information relating to post-occupancy management.

Image 4: Components of a Building Information Model (Azhar et al, 2008)

In short, the successful adoption of

BIM ensures clear project
evaluation and communication
throughout the project team, and
can provides optimum efficiency in
time, cost quality and risk of a
projects delivery and management.

Image 5: BIM illustration8

7
http://www.wbdg.org/bim/bim.php
8
buildipedia.com

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Stephen Trench

3. Crossrail

Crossrails 2 billion pound construction

programme aims to deliver a high frequency, high
capacity service to 37 stations connecting
Maidenhead in the west, to Shenfield in the east,
via 21km of new twin-bore tunnels under central
London.

Great Eastern, Great Western and North Kent

mainlines will be connected to central London.
Reducing journey times and alleviating
congestion to London‟s transport network. This
will generate an estimated 1.5 million additional
passangers within 45 minutes commuting
distance of London's key business districts9. Image 6: Typical twin-bore tunnel10

Image 7: Regional Map11

Increased exit/entrances and platform lengths of 250

meters it is their aim to create a premiere commuter
experience.
Diversion of utilities, demolition and other significant
enabling works will need to take place before main
works can commence (APPENDIX A).
Main civil engineering construction works are due to
be completed in 2017 with stations Fit-out and
testing continuing afterwards. Services are due to
commence 2018 followed by a phased introduction
of services over several months.

Image 8: Mock-up of typical station

9
http://www.crossrail.co.uk/railway/timeline
10
http://www.crossrail.co.uk/news/images/crossrail-construction-progress-image-gallery
11
http://www.crossrail.co.uk/route/maps/regional-map#content

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4. Maturity Levels of BIM

In March 2011 the government published its BIM strategy paper12. It details the various levels of BIM, the
competence expected, supporting standards and guidance surrounding there application to projects and
contracts.

The four levels of maturity and tools associated with their implementation are as follows:

Level Summary of BIM maturity

Level 0  Unmanaged CAD
Level 1  Managed CAD with standard data structures and formats.
 Commercial data is managed by stand alone cost management with no
integration.
Level 2  A managed 3D model with attached data.
 An enterprise resource planner manager is in place
 Programme data, cost elements and a feed operational system is used.
Level 3  Fully open process and data integration
 Managed by a collaborative model server.

Image 9: BIM Maturity Levels13

12
http://www.constructingexcellence.org.uk/news/article.jsp?id=11787
13
http://www.bsria.co.uk/news/bim-activities/

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Stephen Trench

By categorising a project level of BIM it means clients can evaluate the technical and collaborative competence
of teams and teams themselves can analyse their workings and potentially streamline their communication
process.

5. Cost Benefits

In 2007, CIFE evaluated the economic advantages of BIM that was implemented on 10 projects. The research
focused on return on investment (ROI) and savings. The findings are illustrated below.

Year Cost Project BIM Cost Direct BIM Net BIM BIM ROI

($M) ($) Savings ($) savings (%)

2005 30 Ashley Overlook 5,000 (135,000) (130,000) 2600
2006 54 Progressive Data Center 120,000 (395,000) (232,000) 140
2006 47 Raleigh Marriott 4,288 (500,000) (495,712) 11560
2006 16 GSU Library 10,000 (74, 120) (64,120) 640
2006 88 Mansion on Peachtree 1,440 (15,000) (6,850) 940
2007 47 Aquarium Hilton 90,000 (800,000) (710,000) 780
2007 58 1515 Wynkoop 3,800 (200,000) (196,200) 5160
2007 82 HP Data Center 20,000 (67,500) (47,500) 240
2007 14 Savannah State 5,000 (2,000,000) (1,995,000) 39900
2007 32 NAU Sciences Lab 1,000 (330,000) (329,000) 32900
Table 1. BIM Economics (CIFE, 2007)

From the Projects evaluated it can be determined that favourable cost savings through BIM implementation have
been made as well as good Rate of interest return to the investor. Over time the cost of implementing BIM will
reduce as software will become increasingly competitive and technically advanced and a new generation of
consultants will have grown up with it as a normal way of doing things. Currently it is an add-on often operated by
a specialist company attracted additional fees. When CAD was first introduced specialist companies provided a
service that is now almost universally in-house.

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Stephen Trench

6. Benefits to the project team

The Government strategy requires the whole construction industry to alter its involvement/contribution towards
introducing BIM into projects. QSs and PMs roles have been targeted as their involvement thus far has been
deemed “slow to date…but the professionals cannot be outside of the BIM loop.14”

Table 2: QS & PM BIM implementation15

Quantity Surveyors (QS)- BIM provides many opportunities for surveyors which can add value. “let them go and
the profession risks losing out.”

The benefits for the QS are listed below:

 Clash detection
- Scope gaps when costing and tendering can be more easily identified.
- Detection and improved co-ordination will reduce the number of contract instructions and limit costs and
delays and reduce the likelihood of cost risk post contract.
 Financial reviews
- Prelims, valuations and performance indicators can be measured with more accuracy.
- Real time costing will reduce time delays which will reduce cost escalation.
- Quicker quantity certainty leading to a reduction in cost and programme Carbon estimating software can
be linked to the model.

Project Managers (PM)- BIM provides to the PM the “opportunity to improve the information flows and decision
making through integrated working16.” PM should embrace BIM as is promotes two main areas of PM strength-

14
Joe Martin, BCIS Executive Director/RICS Construction Journal Feb-March 2012 (The BIM edition) Pg16
15
http://www.bcis.co.uk/downloads/RICS_2011_BIM_Survey_Report.pdf

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Stephen Trench

communication and collaboration. PMs may be required to assume the role of BIM model manager and
implement a BIM execution plan with the provision for storage back up storage.

The benefits for the PM are listed below:

 Reduction in risk
- Data managements risk reduction due to dynamic updates
- Increased design coordination.
- Increased accuracy of construction logistics and timeframes.
 Improved communication
- Between all stakeholders and third parties.
- Visualization of final product and communicating the requirement of phased works.
 Timeframes
- Intergration of programme and and design leading to greater accuracy.
- Depending on the projects BIM maturity, management can be simplified and easily identified and the
change impact can be shown in the model.
 Performance management
- Design changes can be identified and tracked in the model and scope gaps can be checked for.
- Design team members performance can be reviewed against the programme.
 “As built” records
- BIM is continuously updated during the construction process therefore the model becomes a record to
support fascilites management which facilitates delivery of the building record documents.

7. Systems currently available

There are a number of BIM design software platforms currently available however there is not a generic template
that can be applied to all projects and design team members successfully. I have focused on the BIM tools used
by the architects since they have the largest impact on building design. Below I have summarised the key
differences and potential limitations of the three main platforms.

17Graphisoft’s ArchiCAD by Nemetschek

Key differences Limitations
Available for both Windows and Macintosh
ArchiCAD uses an „in-memory‟ system, which presents scalability
The user interface is relatively intuitive with the „ArchiCAD STAR(T) issues for large projects.
Edition‟ being specifically tailored towards projects of a simple nature.
Graphisoft lacks a dedicated structural BIM application.
The models information is managed by a centralized database and
supports most import/exporting file types. Users have experienced certain parametric modeling limitations in
terms of automatic updating between objects
It boasts an impressive list of extensions which vary from Carbon
analysis programmes to interactive 3D presentation tools and high
quality rendering packages that extend the core BIM tool capabilities.

The tool is compatible with a list of external programmes such as

Google Earth when exported in its various formats.

Graphisoft has developed the first BIM Server application, specifically

16
Anne McCann, Chairman of the RICS Project Management Professional Group/RICS Construction Journal
Feb-March 2012 (The BIM edition) Pg5
17
http://www.graphisoft.com/

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Stephen Trench

intended to make large project collaboration easier and faster.

18Revit by Autodesk
Key differences Limitations
Its easy to learn only available for Windows operating systems

It has an array of Revit programmes that can cater to major building The software can be costly
industries
Revit uses an „in-memory‟ system (information must be loaded into the
the software features a high-quality rendering engine. project file to be used in the model), which can make project files very
large and performance can suffer as a result – especially when dealing
Autodesk offers a web-based BIM environmental analysis tool, called with server-based collaboration.
Green Building Studio Ecotect Analysis) as its comprehensive energy
modeling tool.

Revit uses a central library database structure for storing and linking
information.

It supports importing/exporting various files types

19MicroStation by Bentely
Key differences Limitations
Can be applied to a wide variety of industries only available on Windows operating systems.

The software features a powerful rendering engine for the production of For the best results it is recommended that the entire suite of Bentley
high-quality images and animations within the application. products are adopted which means it could be unflexible.

Bentley Architecture features a distributed file structure to help manage The software can be expensive
large projects, but this type of file organization can be difficult to set up
and manage. The user interface is large and non-integrated, which makes it difficult
to navigate and learn.
when deployed in its entirety, potentially offers the most powerful BIM
solution to the project.
The broad suite of associated applications is well aligned to the key
project team professions.

In summary the BIM platforms listed above have advantages and disadvantages in cost, operational
intuitiveness/user development, relevance, and their ability to efficiently convey information to the relevant
parties involved in a project.

8. BIM packages & Crossrail

To ensure successful implementation of BIM, collaborative practices are of key importance, as they will need to
effectively bring together a large number of diverse disciplines, many of whom will not have worked together
before. Due to the scale of the project, emphasis needs to be placed on the co-ordination and integration of
highly complex information from an engineering, coordination and operative perspective.

Revit and Bentley are the best known current market leaders with the largest set of asscociated applications
which would be relevant to a project of this scale and complexity. Revit/Bentley have signed an Open Design
Alliance agreement20 that stipulates each software can be read by the others. Therefore the decision of
implimentation comes down to which software is better for an Architecture/Engineering company that is
appointed and the nature of the project.

18
http://www.autodesk.co.uk/adsk/servlet/pc/index?id=17216803&siteID=452932&src=OMSE&mktvar001=47
2885&mktvar002=472885
19
http://www.bentley.com/en-US/Products/Bentley+Architecture/
20
http://www.bentley.com/en-US/Products/MicroStation/OpenDGN/

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Stephen Trench

BIM Platform- I believe through an Integrated Web Services BIM Hub21, Autodesk Revit 2013 to be the most
appropriate platform to impliment. Due to its wide range of intergrated products such as the architecture,
structurer and Revit MEP programmes this would provide a broad synergy across a project to manage the
extensive engineering elements. The complexities of signalling and computerised systems with rail stock, point
systems and timetable information system with the infrastructure and 37 stations is paramount. Running on both
mac and windows will avoid sub contractor compatability issues. Other benefits to sub contractors who may not
be as BIM savy are the useful drag over hints for each operattion.

Some of the applications are direct links through Revits open API and others are through IFC or other exchange
formats (APPENDIX B)22.

Architecture Package- I would use Bentlys latest V8i Architecture version in place of the Revit package as it is
user friendly benefits from a substantial CAD package lying underneath as it's built on top of Microstation. It also
allows superior flexibility in exporting/importing formats with DWG, SKP, 3DM, 3DS, RVT, IFC etc. V8i boasts
Dynamic visuals through its Sketch Up modelling and Luxology Rendering ability.

Successful implementation of a BIM system is largely dependent on achieving a detailed BIM Project Execution
Planning. The stages are detailed below:

In establishing BIM implementation protocols there are 5 specific areas that require consideration:

Scope of works
 Defined for all consultants.
 Consultants responsibilities of design, estimation, and management.
Ownership
 BIM system communicated to the project team
Legal
 Collaborative contractual agreement with effective conflict resolution procedures.
 Project team collaborative working agreements.
Specification
 Compatible selection of software and agreed process and levels of detail for designs and
submittals.
 Tolerances and management of infrastructure agreements
Implementation
 Responsibility for model administration and management including version control, design
coordination, design management, construction coordination and as-built information.
 Clarity for these areas should be well defined in the scope of works and in the Project
Execution Plan.
Table 3: BIM Execution Plan - Davies Street 23

21
http://www-03.ibm.com/systems/i/software/iws/index.html
22
Bim Handbook: A Guide to Building Information Modelling for Owners, Managers/Pg78

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9. Successful Implementation

The Crossrail BIM protocols should be agreed as early as possible. This has been set out by BS 1192:2007,
Collaborative Production of Architectural, Engineering and Construction Information, Code of Practice)24. Here
methodology for managing the production, distribution and quality of construction information, including that
generated by CAD systems, using a disciplined process for collaboration and a specified naming policy are
outlined. BS 1192 is applicable to all parties involved in the preparation and use of information throughout the
design, construction, operation and deconstruction throughout the project lifecycle and the supply chain. The
principles for information sharing and common modelling are equally applicable to building and civil projects.

10. Implementing problems

There are a number of problems to be overcome with the use of BIM not least agreement on common language
and definition, insurance ownership issues and affordability to smaller firms and practices. Investment in
CAD/CAM manufacturing equipment in a decade of financial austerity may not happen. It may be government
enforced BIM technology and processes alone will not change culture and the hearts and minds of seasoned
practitioners and contractors who have learnt their craft and how to survive in the current environment of custom
and practice.

11. Legal Issues

The legal and contractual issues will require increasing consideration depending on the BIM maturity level. “little
change is required in the fundamental building blocks of copyright law, contracts or insurance to facilitate working
at Level 2 of BIM maturity.” However once projects move into Level 3 implementation the following areas will
need consideration:

Terms of Engagement- The UK construction industry is frequently criticised for its fragmented nature. If BIM is
to promote a collaborative approach then the traditional contractual frameworks will need to be amended.
Currently CIC and several Design and Build contractors are in the process of reviewing the scope of services and
terms and conditions of consultants appointments however as yet there are no standard industry terms of
appointment for BIM in the UK industry which is of concern.

Ownership- This is likely to be the client however this is not as straight forward as one may assume. Under the
JCT Design and Build Contract, the contractor grants the owner a licence to use the „copyright‟ in the
„Contractor‟s Design Documents‟ for any purpose relating to the works. However in a BIM project the data comes
from a number of contributors and is complex in its nature with different laws apply for each of these.

Amendments to standard contracts- Responsibilities and operative information, will need to be outlined from
the outset and drafted on a project by project basis, depending on the level of BIM that is adopted. In the 2011
JCT Public Sector Supplement the definition of a contract document has been amended to include „any agreed
Building Information Modelling protocol‟ so either it is in or not.

23
BIM Execution Plan - Davies Street
24
http://shop.bsigroup.com/en/ProductDetail/?pid=000000000030217990

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12. Conclusion

In the UK we are currently in the early stage of the BIM maturity and BIM should be considered in the context of
the emerging legislation. I believe that simple amendments to traditional contract will prove inadequate and new
forms of BIM contracts will emerge.

The requirement to achieve BIM Level 2 by 2016 is a drive towards a more uniformed approach to construction,
which considers lifecycle costing, energy performance and carbon „accounting‟ in more depth than is currently
considered.

This mandatory government requirement will also incentivise IT companies to launch alternative BIM platforms to
the market. Additional competition with continuous developments will see packages evolve and teething
problems from early versions ironed out. I believe that it‟s unlikely a sole software will monopolise the industry.
Due to the diversity of construction, I believe the future lies with niche packages which have the ability to
synchronise seamlessly to other programmes.

Crossrail has an opportunity to benefit from the high value rewards from a fully coordinated and integrating way
of working that BIM if implemented correctly can provide.

Total word count, (excluding Contents sheet Table 1, Bibliography & Appendix) = 3,040

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13. Bibliography

Journals: Internet: Images: Tables:

RICS Construction Journal Feb- www.mcgraw-hill.com Image 1:Crossrail BIM Table 1. BIM Economics
March2012- The BIM Edition railway station model (CIFE, 2007)
www.cabinetoffice.gov.uk
BIM Handbook: A Guide to Image 2: www.mcgraw- Table 2: QS & PM BIM
Building Information Modelling www.heacademy.ac.uk hill.com implementation
for Owners, Managers
www.wbdg.org Image 3: construction Table 3: BIM Execution
strategy 2011 Plan - Davies Street
buildipedia.com
Image 4: Components of
www.crossrail.co.uk a Building Information
Model (Azhar et al, 2008)
www.constructingexcellence.org
Image 5: BIM illustration
www.bsria.co.uk
Image 6: Typical twin-
www.bcis.co.uk bore tunnel

shop.bsigroup.com Image 7: Regional Map

www.ibm.com Image 8: Mock-up of

typical station
www.graphisoft.com
Image 9: BIM Maturity
www.bentley.com Levels

www.autodesk.co.uk/bim

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14. Appendix

Appendix A: Crossrail Station construction programme

The following table of station start and completion dates reflects the start of construction (main civil contract
works) and when enabling works begin.

Where there are separate sites for each station, such as where two ticket halls are being constructed, these are
listed below.

Main Civil works

Location Enabling Works Start Construction Starts
complete

Canary Wharf Dec 2008 May 2009 Third Quarter 2017

Tottenham Court Road

Jan 2009 Early 2010

Tube station and Crossrail
eastern ticket hall at Fourth Quarter 2016
(Started by London (Started by London
Charing Cross Road
Underground) Underground)

Crossrail western ticket

Nov 2009 Third Quarter 2011 First Quarter 2017
hall at Dean Street

Farringdon

Thameslink and Crossrail

western ticket hall at July 2009 Third Quarter 2011 First Quarter 2018
Cowcross Street

Crossrail eastern ticket

March 2010 Second Quarter 2011 First Quarter 2018
hall at Barbican

Paddington

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New Hammersmith & City

Feb. 2009 Aug. 2010 First Quarter 2012
and Circle Line station

Crossrail station at
May 2010 Sep. 2011 Second Quarter 2018
Eastbourne Terrace

Whitechapel Apr. 2010 Feb. 2011 Third Quarter 2018

Woolwich Apr. 2011 First Quarter 2012 Third Quarter 2013

Bond Street

Crossrail western ticket

April 2010 Fourth Quarter 2012 Third Quarter 2015
hall at Davies Street

Tube station Aug. 2010 Late 2010 2016

Crossrail eastern ticket

April 2010 Second Quarter 2013 Second Quarter 2015
hall at Hanover Square

Liverpool Street

Crossrail and Tube

integrated ticket hall on June 2010 Third Quarter 2011 Fourth Quarter 2017
Moorgate

Crossrail eastern ticket

hall at Liverpool Street May 2010 Aug. 2011 Fourth Quarter 2017
station

Finsbury Circus temporary

March 2010 May 2011 Fourth Quarter 2017
shaft

Custom House First Quarter 2012 Third Quarter 2012 Third Quarter 2014

*correct as at April 2011

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Stephen Trench

Tunnel Portals and Shafts

The following table of start and completion dates for the tunnel portals and shafts reflects the start of construction
(main civil contract works) and when enabling works begin.

Enabling Works Construction

Location Works Complete
Start Starts

Westbourne Park / Royal Oak Portal Feb. 2010 May 2010 2014

Pudding Mill Lane Portal July 2009 April 2010 2015

Third Quarter
Victoria Dock Portal July 2010 2016
2012

Plumstead Portal Oct. 2010 First Quarter 2011 2016

North Woolwich Portal Aug. 2010 First Quarter 2012 2015

Second Quarter
Fisher Street shaft and crossovers Sept. 2009 2015
2011

Stepney Green shaft April 2010 Dec. 2010 2016

Third Quarter
Mile End shaft Oct. 2012 2016
2013

Third Quarter
Eleanor Street shaft April 2012 2016
2013

Limmo Peninsula shaft May 2010 Dec. 2010 2016

*correct as at April 2011

Tunnelling Works- The current and 3 month prediction of the progress of the tunnel boring machines will be
able to be tracked on the Crossrail website in due course.

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Stephen Trench

The completion dates shown in the following table refer to the completion of the tunnel. Fit out will take place
beyond these dates.

Tunnel Drive
Location of Tunnel Drive TBM Launch
Complete

Royal Oak to Farringdon (Drive X) Second Quarter 2012 Third Quarter 2013

Limmo to Farringdon (Drive Y) Third Quarter 2012 Third Quarter 2014

Stepney Green to Pudding Mill Lane (Drive Z) Fourth Quarter 2013 Third Quarter 2014

Limmo to Victoria Dock Portal (Drive G) Second Quarter 2014 Third Quarter 2014

Plumstead to North Woolwich (Drive H) Fourth Quarter 2012 Second Quarter 2014

(APPENDIX B).

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