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

2. 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

3. 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…

4. 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.

5. 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

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

7. 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

8. 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

9. 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

10. Survey detail accuracy band table

11. Survey detail accuracy and valuation

12. 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)

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

14. 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.

15. 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

16. 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

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

18. 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
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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.

19. Get Involved or Contact Us
Ian Bush:
@Survey4BIM
Get Involved or Contact Us via the web, , twitter or LinkedIn
Survey4BIM Group

20. 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

21. 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) Web:
Linkedin: uk.linkedin.com/pub/james-kavanagh/17/48b/654/
Twitter #RICSland
Panels and working groups as the true drivers of professional output – the PG boards are ‘strategic’..
Suite of development appraisal best practice