CIBSE CONFERENCE SPEAKERS STORM WARNINGS Security is a key theme of CIBSEs upcoming Building Performance Conference, so we asked seven speakers what they think is the greatest threat to the design, construction and operation of buildings MICHAEL DIXEY Principal consultant at GGR Associates In design, the threat is unforeseen problems with new designs of buildings and new construction materials, which can perform unexpectedly when used in novel ways. The threats in construction are a lack of the right skills in boom times, plus pressures to keep down costs resulting in faulty construction and failure to monitor the standard of subcontractors work adequately. In operation, the threat lies in a lack of on-site staff responsible for the care of buildings. Instead, there is a reliance on systems that can fail in an emergency, and service contracts that are neither suciently comprehensive nor fit for purpose. As these systems become increasingly sophisticated, the need for regular maintenance and testing is not always fully recognised. were driven by progressive regulations and government policies. However, government cannot always take the lead and, in many situations, it is better for government to keep out of the way. So the greatest threat to the whole-life sustainability of buildings is if clients and professionals fail to promote a business- led demand that accelerates innovation. At the conference, we will showcase some of the available resources, including: national facilities for collaboration; assets for developing new solutions; and novel ways for businesses to accelerate the innovation journey, from concept to commercialisation. RICK HOLLAND Lead technologist at Innovate UK Most of us instinctively know that the case for whole-life sustainability is undeniable. Businesspractices have changed and the evidence has mounted against bottom-line savings, corporate branding plus-points, and the revenueenhancing benefits. Many of the innovations behind these MIKE OMAHONY Managing director at Andrew Reid & Partners To my mind, a lack of detailed, ongoing collaboration between specialists is the common thread. A lack of early dialogue between design and specialist commissioning engineers can result in issues not being found until late in the construction process when time is at a premium or, worse, after occupation. This presents business risks and results in user dissatisfaction. Remediation is then also disruptive and costly. During construction, it will be no surprise that in our experience cost, time and quality are the key issues. Shorter programmes, client and design changes, andattention to detail all have an effect on how the services are commissioned and validated. A failure to act collaboratively throughout theentire process risks routine matters having a real impact on how the building is perceived and, ultimately, on how it performs. Poorly commissioned and/or poorly optimised systems limit the opportunities for facilities management (FM) teams to make the most of their assets. ROB MANNING Part of government Level 3 BIM team at Engineering Construction Strategies I believe the greatest threat comes from the economic cycle of boom and bust. Several times during my working life I have seen the departure of bright minds from construction to other sectors because the threat of a downturn has shaken their sense of job security. I have also seen the departure of experienced people in mid-life, whose incomes were deemed unaffordable. These losses have happened across craft, technical, management and leadership roles. Recessions also have an impact on recruitment requirements, the demand for places in educational establishments, and the continuity of training within companies. As we emerge from each recession, we hear the cries of company leaders that they are struggling to recruit people with the necessary skills is it surprising? In recent years, the impact of each recession has usually been made worse by a preceding construction boom. We are stuck with economic cycles influenced by many factors, and private-sector investment planning is usually quite short-term. The May 2011 Government Construction Strategy, however, suggested that 40% of construction turnover was generated by public-sector spending. This public sector workload should be planned long-term, and could provide a stable platform for recruitment, education and training in construction. But how often have we seen high-expenditure, short-term programmes to build what might be called critical national infrastructure assets, such as hospitals, schools, highways, railways, flood alleviation and power generation. Each of these has exacerbated boom and bust. The period associated with asset investment planning for major national infrastructure is much greater than the term of oce afforded to governments, so investment patterns are subject to five-year terms of political pressure. Should they be? I would like to think the reformed Construction Leadership Council with its mix of industry leaders and those dealing with asset investment planning in government departments will have a strong and well-considered voice across all political parties, to provide a longer-term plan for the construction of assets that our society needs? Can major infrastructure decisions be made across political parties in a timelier manner? Could this provide a managed pipeline of work for designers, constructors and operators around which to plan recruitment, education and training? STEPHEN PEARSON Head of building services at the University of Oxford Over-complexity. Building systems and their controls are becoming more and more complex. Often, the driver for this is to chase very marginal improvements in performance. Communicating the design intent through the whole supply chain and through the clients user and building support chain has always been a challenge, but becomes more dicult as complexity increases. Complex designs are often sold as being flexible; in my experience, the converse is often true. Service personnel and end users are very unlikely to change or adjust systems they do not understand. Unless all parties fully understand how systems are designed to work, it is unlikely the performance gains will ever materialise. Worse still, the systems eciency could be badly compromised by uninformed alterations. the actual construction information that comes later in the programme. However, with the drive towards using collaborative digital techniques such as BIM, digital engineering prototyping and building virtualisation the information owner is presented with a significantly greater problem. First, there may be wider uncertainty as to who has processed and accessed the information; and second, if individuals with ill intent secure and later rely on this information, it could be used against the facility with little forensic trace. The threat, therefore, is data security and the challenge is locking down data appropriately, so that it is accessible to those who need to use it, while kept beyond the reach of those who wish to misuse it. ANDREW SIERADZKI Head of security at Buro Happold Threats come from numerous directions, and can change during thedesign, construction and operation journey. A topical concern, from a security perspective, is in recognising the true value of project information. From the outset, a simple CAD drawing of the security system may be innocuous especially if it only represents the designers original intent, rather than TAP ON THE IMAGES TO READ MORE MAT COLMER MICHAEL DIXEY RICK HOLLAND ROB MANNING MIKE OMAHONY STEPHEN PEARSON ANDREW SIERADZKI MAT COLMER Lead technologist (built environment) at Innovate UK A lack of focus on operational outcomes is the greatest threat. The fundamental question of what is this building trying to achieve? is being lost during construction. This lack of end-use focus allows compromised design choices, poor commissioning and handover processes, and overlooked systems maintenance resulting in a building that does not match user or client expectations. Buildings exist to perform a function and tobe used by people. Design and construction are merely means to achieve this. How a user experiences the building is paramount to its success. A modern building, however, is a result of a regulation-driven approach, not a design-driven one which leads to loss of function or, at the least, a messy compromise. CIBSE Conference and Exhibition The second Building Performance Conference and Exhibition will be held at the QEII Conference Centre, in Westminster, on 3-4 November. This years theme is working together for resilient, efficient and healthy buildings, and chair of the Lords Committee on Climate Change, Lord Deben, has been confirmed as the keynote speaker.