The Tao of Measurement GeoBusiness 2015 James Kavanagh MRICS C.Geog MCInstCES Director Land & Resources Global Group

Measurement Contents The language of measurement International standards BIM and Survey 4 BIM – the RICS experience Measured Surveys of land, buildings and utilities 3rd ed 2014 Conclusions

Measurement The language of measurement Did you really mean that? Just what do you want it for? Fitness for purpose… Geo-speak 3 problems, 1 common thread Valuation Development Land BIM Survey Spec Geo-speak – the science of errors… geodesy…

International Standards International property measurement standards - IPMS Commonality of language – property components/area registration IPMS Office Area 1 is the sum of the external areas of each floor level of the Property measured from the predominant external wall face excluding protruding elements, and can be the sum of the external areas of each Building if more than one. IPMS Office Area 2 is the sum of the areas of each floor in a Building measured from the Dominant Face of the internal walls. Component Area A - Vertical Penetrations Component Area B - Technical Services Component Area C - Hygiene Areas Component Area D - Circulation Areas Component Area E - Structural Elements Component Area F - Amenities Component Area G – Workspace Component Area H - Other Internal Areas It’s more about what’s excluded! RICS Code of measuring practice 6th ed 2007 to be revised IPMS Office Area 3: An occupant’s exclusive Workspace Area, but excluding Standard Building Facilities.

International Standards Development Land The ‘inappropriate’ use of measurement depending on development value Development that does not fit the ‘site’ Misunderstanding of survey accuracy and inherent errors Misunderstanding of ‘boundary’ issues Measured Survey at Development Appraisal stage

BIM – the RICS experience Geo-speak – the science of errors… geodesy…

Measurement Lets examine that Elephant ….. IPMS Connecting valuation ‘allowable deviation’ to measured survey accuracy within IPMS Depending on purpose $$$$$ Development Land Appropriate measurement depending on development value BIM – vender challenge ‘the spatial integrity of the BIM model was a key issue’ ‘the initial specification of the model is paramount’ ‘there’s needs to be a consistently accurate and continual input to the model’ The missing link – a coherent, standardised, agreed survey specification

The Tao of Measurement Measured Surveys of land, buildings and utilities 3rd ed 2014 Primary focus – client education Placing the relationship and understanding between client and surveyor at the core of any survey project The Legacy … 2nd ed 1997 Rapid changes in technology and practice Core survey principles remain Internationalisation New elements: Survey detail accuracy banding table Inclusion of survey feature tables Setting-out, deformation, monitoring Expanded deliverables Background, genesis, working group – we had at least 6 full day lock the door style working meetings and long conversations, agruements, gnashing of teeth and widespread consultation Endorsed by both TSA and CICES

Measured Surveys of land, buildings and utilities 3rd ed 2014 Background, genesis, working group, consultation Structure – background information, recommended good practice Project Information Survey Accuracy, control, coordinate grid and datum Topographic surveys Measured building surveys Underground utility surveys Setting out surveys Monitoring and deformation Deliverables Range of Appendixes

Survey detail accuracy band table

Survey detail accuracy and valuation

Measured Surveys of land, buildings and utilities 3rd ed 2014 Control, coordinate grid and datum Move towards ppm (in line with GNSS) Control networks (plan and height)

Measured Surveys of land, buildings and utilities 3rd ed 2014 – topographic survey Accuracy band Emphasis on outputs Extensive feature table listing

Measured Surveys of land, buildings and utilities 3rd ed 2014 Measured building surveys Level of Detail (LoD) – different accuracy bands for different levels of detail Output driven Direct links to IPMS & Code of Measuring Practice Introduction of BIM as an output Extensive feature tables Underground utility surveys Directly linked to PAS 128 TSA Utility surveys GN Underground utility surveys shall be carried out to PAS 128:2014 Specification or other national or international specification, which classifies surveys according to the following. The client shall select which categories of survey are required. It should be recognised that the higher qualities will be at higher cost so the client must balance expenditure against the need to have comprehensive and accurate survey results. The accuracy of the results for all four quality levels shall conform to those stated in Table 1: Quality and confidence levels of survey outputs contained in PAS128.   Survey category type D – desktop search: Record information/desktop survey. Survey category type C – site reconnaissance: Direct visual surveys supplemented by record drawings. Survey category type B – detection: Non-intrusive investigation and detection of utilities within a given area. Detection methods to be used should include electromagnetic location (also known as radio-frequency location and often referred to as ‘Cat and Genny’ method) and ground penetrating radar (GPR) as a minimum, and may also involve other geophysical methods as appropriate. Survey category type A – verification: Direct visual inspection of services through means of examining inspection chambers and manholes; or through the use of intrusive investigation methods such as trial pits or vacuum excavation.

Measured Surveys of land, buildings and utilities 3rd ed 2014 Setting out, deformation and monitoring surveys Output driven Control reuse issues underlined Monitoring and deformation Types of movement Features to be monitored Frequency

Measured Surveys of land, buildings and utilities 3rd ed 2014 Deliverables – the key Client requirements Format and method of delivery CAD deliverables – client or surveyor defined standards Digital terrain model (TIN) deliverables and formats Point Cloud Deliverables (inc. viewer) GIS Report deliverables Imagery, spreadsheet, textual data, survey records, hardcopy Method of delivery Receipt Background information and recommended best practice

Measured Surveys of land, buildings and utilities 3rd ed 2014 BIM as a deliverable Connected to employers information requirements (EIR) BIM execution plan – PAS 1192 -2 (2013) BIM checklist Basic survey for BIM specification (connected to accuracy banding and LOD)

Our mission is to provide a forum for survey organisations and industry professionals to collaborate and share their journey putting “BIM into practice”, and to provide best practice guidance documents on survey matters relating to BIM. VENDORS Survey4BIM CLICK Our mission is to provide a forum for survey organisations and industry professionals to collaborate and share their journey putting “BIM into practice”, and to provide best practice guidance documents on survey matters relating to BIM. Survey4BIM is a cross-industry group open to all organisations involved in the survey, collection, management, processing and delivery of geospatial information within a BIM context. The group make up is reflective of the sector, involving clients, contractors, consultants, suppliers, sub-contractors, institutions and other bodies. Survey4BIM forms part of the UK BIM Task Group, BIM 4 Communities.

Get Involved or Contact Us www.bimtaskgroup.com/survey4bim Ian Bush: bushi@bv.com @Survey4BIM Get Involved or Contact Us via the web, email, twitter or LinkedIn Survey4BIM Group

Measured Surveys of land, buildings and utilities 3rd ed 2014 Conclusions Measured Survey specifications and ‘fitness for purpose’ are key to every survey project Don’t blind them with Science Use a language the Client can understand Do not undersell your skillsets A common language and known industry standards/specifications can get surveyors to the top table The property profession is vast, an untapped market …. The future is bright and shiny and new – and the opportunities for survey, data and measurement Industries are limitless Collaboration is everything

Contacts James Kavanagh MRICS C.Geog MCInstCES Director Land Group (Environment, Geomatics, Minerals & Waste, Planning & Development, Rural) RICS 12 Great George Street, Parliament Square Parliament Square, London SW1P 3AD T: +44(0) 207 695 1598 Web: http://www.rics.org/land Email: jkavanagh@rics.org Linkedin: uk.linkedin.com/pub/james-kavanagh/17/48b/654/ Twitter – @jkavanagh99, #RICSland Panels and working groups as the true drivers of professional output – the PG boards are ‘strategic’.. Suite of development appraisal best practice