Published on March 6, 2014
Soft Landings: The role of quality commissioning in closing the gap between design and reality
Understanding Soft Landings Soft Landings What is it? Making buildings better 2
Understanding Soft Landings Soft landings is a process or framework to ease the transition from construction to occupancy Making buildings better 3
Soft Landings benefits • • • • • • • • Helps with management of end-user expectations about comfort and usability Provides for regular reality-checking of assumptions as design develops Closes the gap between design targets and operational energy and environmental performance Creates greater confidence in the built product Creates project team involvement and ownership of the project Makes the migration into the new building a positive event Supports occupants in their new building, keeping them informed, making them happier, and removing barriers to productivity Gives the client a greater chance of achieving design targets on energy use Making buildings better 4
A five stage process Inception & briefing Extended aftercare Initial aftercare Making buildings better Design, Construction & Commissioning Pre-handover 5
The basics of Soft Landings Drives for clarity at the inception and briefing stages about client needs and expectations A process for designers and constructors to focus on operational outcomes A method of setting performance targets and reality-checking them Greater emphasis on building readiness The project team on site during the initial building occupation and involved for up to three years The built environment experts 6
Soft Landings and the RIBA Plan of Work Inception and Briefing Design, construction & commissioning Pre-handover Initial aftercare Years 1 to 3 aftercare Stage 1 Stage 2 Stage 3 Stage 4 Stage 5 Stage 2 Design and Construct Stage 4: Intial Aftercare D1: Review past experience (Design) A1: Resident on-site attendance Stage 3: Pre-Handover D2: Reality Check of emerging design solutions P1: Environmental/energy logging D3: Tender Documentation and Evaluation P2: Building Readiness Programme D4: Agree roles & responsibilities of contractor team P3: Commissioning Records Check D5: Create commissioning Management Plan P4: Maintenance Contract A2: Provide workplace and data-comms links A3: Issue and Refine Building Use Guide A4: Issue and refine technical Guidance A5: Produce regular newsletters and set up helpline A6: Walkabout building to spot emerging issues Stage 5: Long term Aftercare Y1: Aftercare Review Meetings (4-6 per year) Y2: Log and Review energy Use P5: Training and Familiarisation Y3: Review Engineering Systems and Energy use P6: BMS Interface Completion and Demonstration Y4: Fine-tune systems P7: Migration Planning Y5: Record fine-tuning and changes of use P8: Set up Aftercare Team Office Y6: Extend Helpline and Newsletters P9: Compile Building Users Guide Y7: Continue periodic walkabouts P10: Compile Building Technical Guide Y8: Measure Energy use and Occupant Satisfaction P11: Review O&M manuals Y9: Conduct End of Year Review Stage 1: Briefing B1: Define Roles and Responsibilities B2: Review Past Experience (Pre-Design) B3: Set an intermediate evaluation programme B4: Set environmental & energy performance metrics B5: Create sign-off gateways, including reality checks B6: Consider incentives for achieving performance The built environment experts 7
Making buildings better 8
So where do you start? 1. Adopt the entire process 2. Provide leadership 3. Set roles and responsibilities 4. Ensure continuity 5. Commit to aftercare 6. Share risk and responsibility 7. Use feedback to inform design 8. Focus on operational outcomes 9. Involve the building managers 10. Involve the end users 11. Set performance objectives 12. Communicate and inform Making buildings better 9
Commissioning Stages 1 and 2 • Create a commissioning management plan – BSRIA Commissioning Job Book - A framework for managing the commissioning process BG11/2010 – Appoint a commissioning management specialist • Commissioning-focused design reviews – Concept – examine implications for commissioning from design intent – Design development and technical design • Prepare separate commissioning specification • Integrate commissioning process activities into the project programme Making buildings better 10
Commissioning Stages 3, 4 and 5 • Prepare and implement the building readiness programme – Minimum requirement: time, event and responsible individual – Training, familiarisation and demonstrations • Introduce users to their building and show how it operates – Conduct aftercare review meetings • Produce a commissioning report • Conduct post-occupancy evaluation Making buildings better 11
• BSRIA BG27/2011 Pitstopping explains the entire process, stage by stage • Provides guidance on how to choose pitstop topics, where to hold meetings, and who should take part • Guidance contains advice on facilitation and meeting techniques • Contains example pitstop action and review forms, a handover plan and a suggested diary of events • Available in book form or in PDF from www.bsria.co.uk/bookshop Making buildings better 12
Making buildings better 13
Summary • A methodology to improve the quality of buildings • Raises awareness of performance in use at the earliest stages • Assists the management of expectation • Additional focus immediately before and after handover • Extended aftercare • Monitoring, performance reviews and feedback Making buildings better 14
The Landings Framework Includes all the procedures for applying Soft Landings, plus checklists and generic work plans Soft Landings for schools Soft Landings processes carried out on the UK schools rebuilding programme The case for Soft Landings 1: Energy cost variations This document explains how the cost of Soft Landings is small compared to the cost variation in a building's estimated energy consumption BREEAM 2011 and Soft Landings The BREEAM New Construction Soft Landings requirements explained Soft Landings Core Principles The main requirements for defining a full Soft Landings project Download free from www.softlandings.org.uk Making buildings better 15
Soft Landings Ian.Orme@bsria.co.uk www.bsria.co.uk www.softlandings.org.uk www.usablebuildings.co.uk Making buildings better 16
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