BYTNAR - TALKS
EPISODE 009 - STAGE 7 - USE
This episode is for people who want to know more about the process of project design and delivery.
If you ask yourself questions:
What is the USE stage in the construction project process?
Why is USE important for the future of building and infrastructure design?
What are the things to consider in STAGE 7 of the Project Definition?
This episode should give you a broad idea of how the lessons are drawn from the projects in Architecture Engineering and Construction.
This is Bytnar Talks the Engineer Takes on Construction episode 9 hi I'm Piotr Bytnar each day I help my clients plan and design building projects through Bytnar Limited a Consulting Chartered Structural Engineers practice my biggest passion and the cornner tone on which I've built my business is find finding clever solutions for construction projects I am a chared structural engineer and a bing software developer so you can rest assured that I will strive to talk about the best practices and the use of new technologies in the industry and if you're embarking on a construction project or are involved in planning designing and building the world around us you'll find this podcast useful this episode is about stage seven of the plan of work called [Music] use hi de listener how are you it's Monday the 11th of March 2024 and I am issuing this episode talking about the last stage of the plan of work called use a slightly effervescent of all stages of work quoting famous mafew M from The Wolf of Wall Street it's fugazi it's fugazi it's a wasi it's a wo it doesn't exist it never landed it is no matter it's not on the elemental chart it's not real why you ask you'll find out in the main part of this podcast but before we go there let us recup the last episode the previous episode concentrated on this stage six called Handover where we ensure a safe building Beyond blueprints focusing on robust documentation for end users and daily operation ations equipping occupants with knowledge for secure usage is Paramount at this stage I mentioned that safety isn't just a checkbox it's a continuous thread we follow from design through construction to use and the commissioning I've told you that different stakeholders require varying levels of information for building use ranging from Individual occupants to management Personnel the information is different using the iceberg analogy we give people a general overview with more information as need be also more responsibility correlates with the need for more information right a teed approach to information dissemination is recommended here to avoid overwhelming individuals with excessive details the focus of Handover and building used documentation hangs on the importance of clear communication and information flow we generally provide a high level overview with links to more detailed information in specific manuals the fact that we can inundate people with tons of information does not mean this is the point of this stage to the contrary we should also form part of the training provided to keep personal for the safe daytoday operation of the building explaining the documents and guiding the future use the end of the stage and shows all snugging are rectified and the final account is agreed upon for payment it marks the termination stop of the construction train hopefully culminating with satisfaction for both the project team and the client as the lat and defect liability period concludes spanning All Seasons we evaluate the building use and update our models and practice we need to think longterm and in the spirit of continuous Improvement use all real world information to adjust our process during the Handover phase it's crucial to assess the project teams performance and gather the feedback from clients and stakeholders this evaluation informs our approach improves future projects and updates office practices the reflective process underscores the CR critical the cyclical nature of Consulting and building up of our our expertise this stage is often the only stage where we can have a Hands-On involvement with the use of the building at least for the initial defect liability period and often this is all there ever is in this regard however there is a whole stage stage seven use supposedly dedicated to such evaluation so without further Ado let's dive into it [Music] stage seven use the Pinnacle of the process and the stage that informs us on the use of the building so we can learn lessons to improve future buildings the idea of evaluating buildings in use has been with us for the last half a century Al bait hidden as part of other stages until becoming a standalone one did making it a standalone stage changed anything no not really not yet anyhow stage seven of the Reba plan of work marks the Final Phase of a building's Journey a stage dedicated to the reason of its conception period of sustained and dynamic changes of its operational life this stage Springs from the narration of responsible practice responsible engineering responsible architecture responsible use of materials and responsible and sustainable specification of solutions which extends far beyond the consideration of construction phase but which extends to the building management maintenance and performance here we are concerned with the entire architectural life cycle stage seven underscores the commitment to creating not just structures but enduring functional spaces that change and evolve with the changing needs of their users and the passage of time the magical world of plan of view strategy and post occupancy evaluation I will now highlight some prime aspects for consideration say a bit about the ideas behind it and what are we looking to gain from the stage and why so far it is a fallacy that we generally only talk about and dream to be able to provide for our clients so without further mumbo jumbo let's get to the main part of this podcast shall we [Music] at the heart of the youth stage lies the principle that the building Journey does not conclude at Hanover instead it transition into a new chapter where its performance efficiency and user experience become Paramount this stage with outcomes assumed and targeted in in earlier stages embodied an approach that recognizes the importance of long-term building sustainability and incremental improvements in formed by data of Life buildings there are certain aspects of the analysis and scrutiny that readily come to one mind to my mind of course for the use in this broadcast I think of at least seven so number one we need to assure strategic building management and responsive operation of that building and that right in New Stage is synonymous with the active management of the building encompassing a spectrum of responsibilities for all people involved this includes daily operation security energy management and the implementation of any plan maintenance or upgrades Architects and facility managers should collaborate to ensure that the building operates as intended and adapts to the evolving needs of its occupants systems may require fine tuning and upgraded to maintain best operation such management analysis capabilities and interaction in the realm of the building management becomes ever so more streamlined and possible thanks to digital Technologies building information modeling bam and smart Building Systems offer realtime insights in into building's performance enabling proactive decision making from monitoring energy consumption to optimizing space utilization these Technologies Empower use Empower us to enhance operational efficiency and address challenges swiftly the next magical word is post occupancy evaluation po post occupancy evaluation PO is what it says on the tetin really it is a systematic assessment that involves Gathering feedback from Burling occupants analyzing performance data and conducting side visit to understand how the structure aligns with its lended use po should inform on user satisfaction and behavior comfort and the building's efficiency in meeting its functional requirements we can achieve this by gathering indirect data Digital Data or by employing tools such as surveys interviews and performance matrices with such gain information the valuable insights into how well the building meets its initial design objectives we can make judgments on the initial assumptions these evaluations serve as a feedback loop it will inform future design interactions future design iterations and influence best practices within the architectural Community all process or process es in the world are interactive in nature with no exception of construction projects fostering a culture of continuous Improvement and adaptability is therefore Paramount to make the world we live in a better place off to the point three thinking of making the world a better place in the aspect of sustainability and environmental impact is one of the Prime objectives here stage seven is a pivotal juncture for eval evaluating a building's environmental impact and sustainability practices Architects and building managers should assess energy usage water efficiency waste management and the overall ecological footprint of the structure this phase aligns with global efforts to create environmentally conscious buildings that contribute positively to the surrounding ecosystems in recent years there has been a grow emphasis on retrofitting existing buildings to meet contemporary sustainability driven standards after all it is the most carbon effective way not to build at all we need to think carefully and why the arguments Pro and contrary to new builds we as consultants play a crucial role in identifying opportunities for improvement whether through the integration of Renewables energy sources enhanced insulation or the implementation of green technologies by addressing sustainability concerns during the youth stage we contribute to the broader agenda of creating a built environment that respects the nature within reason we need to create buildings integrated with nature not against my point for is the ability and future proofing that's what's next on my agenda buildings rarely change the place that they are build at but people do change in it and around the spaces social and Commercial needs change and technological advancements evolve therefore buildings should be adaptable we should assess the flexibility of a building and the ways it can change in use of fit emerging Trends future proof in a building involves anticipating and preparing for shifts in functionality and showing that the structure remains relevant and valuable over time as engineers and Architects we should collaborate with clients and stakeholders to explore opportunities for adaptive reuse you would be surprised how flexible a design can be by being proactive we do not only enhance the longevity of the building but also align it with sustainable practices by minimizing the need for new construction by doing the same with the existing buildings we can go even further off to. five so who cares about the user engagement and well-being right well we do user experience is critical after all we make these buildings to make money out of them right and if our clients do not enjoy them well we will not be delivering many of such buildings in future will we we need to delve into the daily lives of building occupants seeking to understand how the influences their well-being and productivity user engagement initiatives such as workshop and forums provide a platform for open communication between designers and the end users in this in mind we can then revisit the intent through the length of user experience making allowances to address any issues or improvements necessary for creating a more comfortable and functional environment this user Centric approach emphasized is the human aspects of building environment we need to acknowledge that the building success is ultimately measured by its impact on the lives of those who inhabit it point six legal and Regulatory Compliance can be a fluid thing throughout the life cycle of the building just think about the building safety act introduced last year in addition to user satisfaction and environmental consideration we can help and show and going in compliance with legal and regulatory requirements building codes safety standards evolve over time necessitating periodic reviews to confirm that the structure aligns with their latest regulations especially when changes to the use of the building are taking place legal compliance also extends to issues such as accessibility and inclusivity we must ensure that the buildings remain accessible to individuals with diverse abilities and that any changes or Renovations comply with accessibility guidelines and the last one on the list number seven although most likely few more points could be added to the whole list is the life cycle costing and financial considerations after all all of that all of the buildings all of the projects all of the Investments they do do happen for a reason life cycle costing is an integral component of building use we can help with assessing the ongoing operational costs maintenance and expenses and potential future Investments required to sustain the building this comprehensive Financial evaluation informs decision making related to the budgeting asset management and resource allocation can often yield huge savings by considering the long-term Financial implications of a building we contribute to the economic sustainability of the project strategic planning during this stage enables clients to make informed decisions about budgetary allocations for maintenance upgrades and any necessary modifications this is the point where data Gathering and Analysis for a better understanding of the building operation can result in a fine-tuning of the building operation therefore significant iFly lengthening the life cycle of the building and its systems and in the meantime saving hell L of money use carbon and our environment you see the bottom line here is is if we do not participate in the life of the project in use all the opportunities for the betterment of the building's operation and possible Lessons Learned will be lost continuous learning and knowledge transfer is Paramount for any practice we will always attempt to gather some information about our projects but this needs to be a standard if you are to make meaningful progress as an industry the use stage encourages a culture of continuous learning with the architectural Community but we should reflect on the performance of completed projects we should identify successful implement ation and challenges Lessons Learned should be disseminated within the entire profession not only contained within particular offices en reaching the collective knowledge base and informing future design approaches knowledge transfer is also crucial for passing on insights and best practices to the next generation of professionals it would be ideal to contribute to the ongoing evaluation of design practice after all we need to ensure that the next generation builds upon our experiences and knowledge rather than trying to reinvent the whe as we've been doing for the last however long well unfortunately the world is not all roses cupcakes and teddy bears and all that talking about Lessons Learned engagement with stakeholders yada y yada Y is a more of a list of wishes than actual practice I like to speak from the experience and perspective of others as however last week I traveled to London Royal ducks to take part in futurebuild Expo in Exel London on Wednesday I attended a conference talking about delivering that zero buildings in reality being an inquisitive be I've asked all the panelist if they take part in stage seven well more specifically if any of their employeers have any projects on their books that they will now evaluate for the next 5 10 or 15 years and unfortunately the answers were not positive Al Bet everyone sees the importance of this stage but non delivered on the possibilities the panelist of such laes of related Argent Arab benets Associates Wilman Dixon Holdings hault or University College London Crim the LA Crim of British design and construction we all agree that the difficulty in achieving at zero and better deeper involvement is not technological or technical in nature but behavioral and Commercial I go even a step further in this simplification I would say it is purely commercial even with our beliefs and behaviors as consultant pushing hard and strong for the need Net Zero heck simply for sustainable future we are like wild salmon going against the wild waters of the river of commercial World which tries to push us back into the ocean we persevere spawn our ideas and go back down with the streams of money the only way we can make better choices is to require money to go where it should be going the only way money money ever listens is when it can do more money or is forced by legal system by the very intangible nature of money and its constant devaluation it is extremely difficult to make a good claim for State 7 involvement especially that commercial World lives in short time frames preferring to make easy gains and quick returns and we are talking about stages years in making perhaps generational involvement there are fin Financial gains to be made but these are difficult and not on the scale commercial world would care so without the legislation the only true evaluation sustainability and ecology is in the realm of PR marketing and points for ESG considerations we are yet to see some realaction [Music] the usage of buildings life cycle is a critical phase that extends Beyond Handover focusing on sustained performance efficiency and user experience seven key aspects for analysis and scrutiny emerge strategic building management post occupancy evaluation sustainability adaptability user engagement legal compliance and life cycle costing digital Technologies like building information modeling beam and smart Building Systems play a crucial role in streamlined management and informed decision making sustainability practices including retrofitting existing structures contribute to environmental Consciousness future proofing ensures building remains relevant amid evolving needs user experience and well-being are Paramount requiring continuous engagement and adjustment based on feedback legal and Regulatory Compliance especially considering the fluid nature of regulations and life cycle costing for financial considerations are crucial however despite recognizing the importance of the youth stage the commercial World often falls short in its implementation the challenge lies not in technological barriers but in behavioral and Commercial aspects the reluctance is rooted in short-term financial goals necessitating legislative support to drive real change in the absence of regulations sustainability efforts remain primarily in the realm of public relations and marketing awaiting genuine and widespread commitment to meaningful actions so this is it let's now move to a few words from me and call it a [Music] day thank you for listening I hope you now have a full high level understanding of all the stages of the plan of work on any given project whether it is the removal of a single wall or an InterContinental tunnel we deal with the briefing which is finding out if we can or should do the work and specifying what how and who we then move to the designing the solution while it's closing in on the target constantly re-evaluating our what how and who's we then execute the projects assuring it can go through all seasons without interruption lastly we should look into how the project behaves and is used through its life cycle to inform our future projects sadly it never happens in a holistic and proactive manner if at all in good offices we however research use of buildings and attempt to gather as much information as possible but it's difficult at current state of the Affairs inhibits proper evaluation thank you again for listening please voice up your opinions I'm waiting for you on LinkedIn and I want to hear from you Toodloo!
Piotr Bytnar BEng (Hons) MSc CEng MIStructE
Chartered Structural Engineer who deals with the Architecture of buildings. His Master's Studies led him to an in-depth understanding of risk and contract arrangements in construction as well as specialist knowledge in soil mechanics.
He and his team help homeowners and property developers to design and deliver construction projects reducing waste in time and the cost. He believes that the construction project is an iterative process that can be well managed and it is best managed if all the aspects of the project definition and management are dealt with in-house or coordinated by one organisation. His team works to all stages of RIBA and ISTRUCTE stages of work and enables contractors to deliver projects on-site providing risk evaluations, methodologies for execution of works and temporary works designs.
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