London Wall Place
This development consists of two new, high specification commercial offices as a single development on London Wall, adjacent to the Barbican. The development will create a total net area of circa 500,000 square feet – LWP1 is circa 300,000 square feet and LWP2 is circa 200,000 square feet.
The project was originally part of the Hammerson portfolio that was sold to Brookfield Office Properties. The original planning was granted whilst under Hammerson’s ownership.
Some design elements were updated when Brookfield Office Properties took over the project to make the building more efficient and attractive for tenants. This included increasing the occupational density and creating more tenant plant areas and risers.
Other members of the team are Make Architects, WSP Structures, and Multiplex who are the main contractor.
London Wall Place is also adjacent to the St Alphage Priory and the development has opened the site adjacent to the Priory to create new, green amenity space, giving the public access to the remains of the old ‘London Wall’.
Additionally, it has a significant section of the Citigen heating and cooling network running across the site, along with a Thames Water min and UKPN Network Sub-Stations located within the basement. These are required to be diverted and then relocated as part of the development works.
The architecture is challenging as the form of the building is in response to the ‘Right to light’ envelope. In building one, this has created floor plates which differ in shape, creating irregular floor patterns.
The client and design team were keen to utilise BIM, the 3D drawing and clash detection facility early in the design process due to the challenges. This was commenced from the outset of the Stage D design process.
The team were keen to use BIM as it was clear from the outset there would be many areas on the project that had high levels of congestion between services, structure and architecture. It was agreed that the clash detection facility, using Navisworks as a visualising tool, would be extremely efficient in resolving those areas.
Parameter information was added to M&E equipment to later aid facilities management. The use of Revit equipment and drawing scheduling proved to make the project more efficient and easier to manage as one project file. The construction of 4D models were used to visualise the series of events and display the process of construction activities. This BIM-centric approach towards project management technique has high potential to improve the project management and delivery of a construction project of any size or complexity.
Prior to commencing the Stage D design, Brookfield Office Properties reviewed the project to create an additional plant and lettable area, resulting in a larger basement. There are many areas requiring high levels of detailed co-ordination as the basement accommodates the 33KV UKPN sub station and Citigen Network pipes. There are similar co-ordination levels on the transfer level of Building one and the heat rejection plant in the same building.
The use of BIM enabled the team to accurately identify the optimum basement area required for the development and allowed the team to refine the on-floor riders around the core.
Due to the clash detection commencing at the outset of the design and continuing all the way through, the level of detail required at Stage D was far greater than expected to produce under a more traditional design route. The team undertook weekly co-ordination session to ensure we had defined zones wherever possible to maintain the deliverables required.
We are increasingly finding it more efficient for engineers to 3D model key areas like the positioning of equipment within plant areas and to set-out risers and congested pinch point areas thus leaving the Revit co-ordinators to model the final links between areas.
We have started to use other facilities that BIM offers, such as equipment scheduling and design calculations. We envisage that in the very near future, almost every aspect of the design process will be intrinsically linked to a BIM facility, as will the overall asset management of the building itself.
The project is currently on site and due for completion in Q2 2017, with one major tenant secured and others likely to follow shortly.