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Soft Landings
Delivering Better Sustainable Buildings
1
Gary Clark, Wilkinson Eyre ArchitectsStuart Thompson, Morgan Sindall
How have we approached it
How has this helped?
• Understand Client vision & values• Existing Client strategies for operational performance
& specification• Lessons learnt, feedback• Start by closing the feedback loop…
• Late 1990s: devised as ‘Sea Trials’ for new buildings, by architect Mark Way
• 2004 scope of service documentation developed with construction sponsorship
• 2008 Open-source documentation developed into a Framework by industry task group led by BSRIA
• 2009 The Soft Landings Frameworkauthored by BSRIA and the Usable Buildings Trust.
• 2011 Soft Landings covered in BREEAM New Construction, the IGT report, and Government strategy
Soft Landings Origins
What does Soft Landings mean to Morgan Sindall..?
…compliments our Perfect Delivery philosophy, which is at the heart of everything we do
… offers our customers an enhanced experience, ensuring that we are the best in the industry delivering exceptional customer service
… ensures we think about asset performance, creates a seamless construction phase and enriches our approach to aftercare
… the ‘framework of activities’ provides a structure for us to provide a consistent approach
How have we approached it
GSL Section 3• Functionality & effectiveness• Developing the Brief
BSRIA Stage 1• Inception & briefing• Review past experience
Stage 1: Inception and
briefing
Stage 1: Inception and
briefing
Stage 2: Design, construct
Stage 2: Design, construct
Stage 3: Pre‐handover
Stage 3: Pre‐handover
Stage 4: Initial aftercare
Stage 4: Initial aftercare
Stage 5: Extended
aftercare & POE
Stage 5: Extended
aftercare & POE
Feedback to Inception and briefing
Clarify operational outcomes in the client’s requirements
Review past experience, agree performance metrics, agree design targets, regularly reality‐check
Prepare for occupation, train FM staff, demonstrate control systems, review monitoring strategy of occupants and
energy use
Support occupants in first few weeks of occupation, be resident on site to respond to
queries and react to emerging issues
Monitor, review, fine‐tune, and perform periodic
feedback studies for up to three years to reach performance targets
Five Stage Process
Design briefDesign & Pre‐construction
Mobilisation & Construct
Post practicalcompletion Aftercare
B C to H J to K L1 L2 & L3
RIBA Plan of Work
Strategyand brief
Concept to technical design
Construction& handover In use
0 & 1 2 ‐ 4 5 & 6 7
2013 RIBA Plan of Work
Inception and briefing
InitialAftercare
Stage 1 Stage 2 Stage 3 Stage 4 Stage 5
SOFT LANDINGS ACTIVITIES
Design& construct
Pre‐Handover
Years 1 to 3Aftercare
B1 Define roles and responsibilitiesB2 Review past experienceB3 Plan evaluations & reality checksB4 Set performance targetsB5 Sign-off gateways B6 Incentives for performance outcomes P1 Environmental / energy logging review
P2 Building readiness programmeP3 Commissioning records checkP4 Maintenance contractP5 TrainingP6 BMS interface completion and demoP7 Migration PlanningP8 Aftercare team ‘home’P9 Compile Building User’s GuideP10 Compile Technical GuideP11 O&M Manual Review
A1 Resident on-site attendanceA2 Provide datacomms linksA3 Building usage guidanceA4 Technical guidanceA5 CommunicationsA6 Walkabouts
Y1 Aftercare review meetingsY2 Log env'l & energy performanceY3 Systems and energy reviewY4 Fine tune systemsY5 Record fine-tuning and changeY6 CommunicationsY7 WalkaboutsY8 Measure env'l & energy performanceY9 End of year review
D1 Continue building revisits
D2Review design for buildability, commissionability and maintainabilty
D3 Review design for usability and manageability D4 Undertake reality checking started at Briefing stageD5 Revisit and update early performance targetsD6 Incorporate Soft Landings requirements in tender documentsD7 Iterate between Stages D1 to D4 during the design process
Soft Landings and Reality Checking
Asset Operations
Client decision points
Environment
Financial Performance
Functionality & Effectiveness
Design & Construction Commissioning, Training & Handover
Asset Design & Construction
Asset/FacilitiesManagement
1 2 3 5 P3
Define outcomes and measures of success
Identify & deliver user / operator needs
Collect and compare actual operational performance against planned targets
Information Exchange points
Measures
0 P24
Review new design requirements and expectations through feedback
Government Soft Landings Map
Measures
BSRIA Soft Landings is one way to deliver GSLbutOutcomes have to be realistic and measurableandCollaborative working is a pre-requisiteorOutcomes will probably not be achieved
1 7
GSL and Soft Landings: How do they relate?
510A SPECIAL REQUIREMENTS
• Statements and undertakings: Prepare, describe how the special requirements will be complied with:- As required and described in the tender documents; VISREA 'Soft take off and landing'; Mechanical and Electrical Engineering Co-ordination.
Where does it fit in?
Where does it fit in?
Local Authority ITTs in relation to GSL
Does "Ensure project is completed using government soft landings" mean:
• just do the things set out in accompanying bullet points, or
• do everything in the GSL documentation?
Plan of work
May June July Aug Sept Oct Nov DecApril Jan FebMarch
RIBA Stage B Stage C Stage D Period of reflection…
Stakeholder 1
Stakeholder 2
Stakeholder 3
Stakeholder 4
Stakeholder 5
DQI 1
DQI 2
Stage 1
Sof
t Lan
ding
s la
unch
Sof
t Lan
ding
s G
atew
ay R
evie
w
SL
mee
ting
SL
mee
ting
SL
mee
ting
SL
mee
ting
Stage 2
Reality checking workshops
Life Cycle(£ + CO2)
Project values
27
Stage Activity Additional CostStage 1 Briefing and Targets nil
Stage 2 Appoint Independent SL Consultant:Reality Checking (4 workshops)Peer Review (2 days)
£2000£1000
Stage 3 Peer Review (2 days)Testing
£1000Inc in contract
Stage 4(month 1-3)
Aftercare officeTeam attendance on site (8 days)Peer Review (1 day)
Inc in contractnil£500
Stage 4(month 4-9)
Team attendance on site (9 days)Peer Review (1day)
nil£500
Stage 5 POE (TM22 and BUS minimum)6 Meetings of Core Project Team(Contractor, Architect, Service Eng, Specialist Contractor)Lessons Learnt Report
£8-15k£12k
Inc in POE
Total Additional Costs £32,000 (0.1 -1%)
For Construction Costs £3m to £30m
What is the Cost of Soft Landings?
…fine tuning and post handover surveys…
…we have not been involved in a SL project…
…our understanding is…
…our Breeam Champion will be our SL Champion…
…we have vast experience in delivering SL…
…after PC to assist Clients…
Does it cost?
Does it cost?
Approx. 0.1%DEPENDING ON SCOPE
Simple building systems…
BUS Survey £ 800 - £2500
TM22 survey (inc 3days) £ 1500 - £2500
Time/expenses allowance £ 1000 - £1500
Comparisons, further study…
Additional time & effort £ 1000 - £1500
When does the cost appear..?
What is the cost of unnecessary kit
What is the cost of it going wrong
Inefficient
Cost of putting things right
Loss of functionality
Reputation
What is the cost of not doing soft landings..?
“Soft Landings is a process for a graduated handover of a new or
refurbished building, where a period of professional aftercare by the project
team is a client requirement – planned for and carried out from project
inception onwards – and lasting for up to three years post‐completion”
Soft Landings in a sentence