Operation, maintenance and repairs also require a multidisciplinary approach to ensure that all the requirements of the users are satisfactorily met. During maintenance and repairs, the jobs requiring inter-disciplinary coordination have to be executed in such a manner as not only to cause least inconvenience to the user but also to ensure that there is no mismatch or damage to the structure, finishing, fittings and fixtures, and to preserve the integrity of other services. For carrying out routine maintenance/repair jobs, utilization of the services of trained technicians preferably having multidisciplinary skills should be encouraged.
Special repairs, rehabilitation and retrofitting are specialized jobs which demand knowledge of the existing structure/installations. Association of concerned specialists may be helpful for these works.
The operation and maintenance team may also be known as asset and facility management or estate management team.
5 PLANNING, DESIGNING AND DEVELOPMENT
5.1 The main functions of design team (see 4.1.1) constituted for the planning, designing and development, are as under:
a) Formalization of design brief in consultation with the owner.
b) Site survey and soil investigation.
c) Preparation of alternative concept designs, highlighting both their positive and negative aspects.
d) Selection of a concept in consultation with and with the consent of the owner.
e) Sizing the system.
f) Development of design, involving:
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Integration of architecture, structure and services,
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Synthesis of requirements of each discipline, and
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Interaction with each other within the design team and with the owner.
g) Preparation of preliminary designs and drawings and obtaining the owners' approval.
h) Preparation of preliminary cost estimates for approval of owner.
j) Preparation of work-breakdown structure and programme for pre-construction activities.
k) Assisting client to obtain approvals of the Authority/authorities.
m) Preparation of detailed specifications and construction working drawings with integration of engineering inputs of all concerned disciplines.
n) Preparation of detailed design of each discipline for various services.
p) Peer review/proof checking of the drawings/designs in case of major/important projects, depending upon their complexity and sensitivity.
q) Preparation of detailed cost estimate.
r) Obtaining final approval of the client.
s) Preparation of bill of quantities, specifications and tender documents.
5.2 The following considerations, as may be applicable to the project, may be considered during planning, notwithstanding the other relevant aspects specifically prescribed in concerned Parts/Sections of this Code; these considerations in general are with the objective of addressing important issues like environmental protection, energy conservation, cultural issues, creating barrier free built-environment, safety aspects, etc, all of these leading towards sustainable development, and have to be applied with due regard to the specific requirements of size and type of project:
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Geoclimatic, geological and topographical features.
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Geotechnical considerations with respect to soil/rock, water table, etc.
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Varied sociological pattern of living in the country.
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Effective land use to cater to the needs of the society in a most convenient manner.
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Modular planning and standardization to take care of future planning giving due consideration to the specified planning controls.
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Emphasis on daylight utilization, natural ventilation, shielding, and window area and disposition; daylighting to be supplemented with an integrated design of artificial lighting.
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Optimum utilization of renewable energy sources duly integrated in the overall energy system design; with consideration of active and passive aspects in building design including thermal performance of building envelope.
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Rain water harvesting, integrated water management including recycle and reuse, etc.
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Use of appropriate building materials considering aspects like energy consumption in production, transportation and utilization, recyclability, etc, and for deconstruction, for promoting sustainable development.
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Requisite mandatory provisions for persons with disabilities.
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Acoustical controls for buildings and the surroundings.
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Promotion of artwork in buildings, especially, major/important buildings.
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Due cognizance of recommendations of the Archaeological Survey of India with regard to national monuments and construction in archaeologically important sites.
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Due cognizance of relevant provisions applicable to coastal regulation zone.
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Conservation of heritage structures and areas, with due consideration to the concerns of the archaeological departments.
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Environmental and social impact analysis.
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Design of services with emphasis on aspects of energy efficiency, environment friendliness and maintainability.
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Integrated waste management.
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Voice and data communication, automation of building services, and intelligent building; use of security and surveillance system in important and sensitive buildings, such as access control for the people as well as for vehicle.
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Interlinking of fire alarm system, fire protection system, security system, ventilation, electrical systems, etc.
PART 0 INTEGRATED APPROACH — PREREQUISITE FOR APPLYING PROVISIONS OF THE CODE
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Analysis of emergency power, standby power requirement and captive power systems.
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Cost optimization through techniques like value engineering.
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Adoption of innovative technologies giving due consideration to constructability and quality aspects.
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Instrumentation of building, monitoring and use of information so generated to effect improvements in planning and design of future building projects, and use of such instrumentation to monitor any adverse effect on the building as well as neighbouring buildings.
6 CONSTRUCTION/EXECUTION (ACTUALIZATION)
6.1 The main functions of the teams (see 4.1.2) constituted for Project Management/Construction Management may be to,
a) specify criteria for selection of constructors;
b) specify quality control, quality audit system and safety system;
c) short-list constructors;
d) have pre-bid meetings with the intending constructors;
e) receive and evaluate tenders;
f) select constructors;
g) execution and supervision;
h) monitor for quality, time and cost control and for other project management functions;
j) prepare/certify the completion (as-built) drawings;
k) assist in getting statutory approvals at various stages; and
m) ensure availability of operation manuals for field use.
6.2 Apart from the specific provisions laid down in the concerned Parts/Sections of the Code, the following considerations, as may be applicable to the project concerned, shall be given due attention:
a) Adopting scientific principles of construction project management, including quality, cost, time, and safety management.
b) Engagement of executing and supervising agencies, which meet the specified norms of skills, specialization, experience, resourcefulness, etc, for the work.
c) Ensuring inter-disciplinary coordination during construction.
d) Contract management and techno-legal aspects.
e) Completion, commissioning and trial run of installations/equipment and their operation and maintenance through the suppliers/other teams, where necessary.
f) Make available shop drawings as well as as-built drawings for the building and services.
g) Arrange all maintenance and operation manual from the concerned suppliers/manufacturers.
6.3 The team of professionals (see 4.1.2) shall work and monitor the project activities for successful construction/execution of the project with regard to various construction project management functions, particularly, time, cost, quality and safety.
7 OPERATION, MAINTENANCE, DECOMMISSIONING AND DECONSTRUCTION
7.1 The team of professionals (see 4.1.3) shall set up a system of periodic maintenance and upkeep of constructed buildings.
7.2 The operation and maintenance team shall be responsible for preparation/application of operation and maintenance manual, and draw maintenance schedule/frequencies and guidelines for maintenance personnel. Apart from the specific provisions laid down in concerned Parts/Sections of the Code, the following, as may be applicable to the project concerned, shall additionally be taken into account:
a) Periodic validation of buildings by competent professionals through inspection of the buildings in respect of structural safety and safety of electrical and other installations and ensuring that all fire safety equipment/systems are in proper working condition.
b) Periodic accessibility audits to ensure that the buildings remain universally accessible and barrier free for persons with disabilities.
c) Preparation of predictive/preventive maintenance schedules for all installations in the building and strictly following the same; the record of the preventive maintenance to be properly kept.
d) Ensuring inter-disciplinary coordination during operation and maintenance, and repairs; deployment of trained personnel with multi-disciplinary skills to be encouraged.
e) Condition survey of structures and installations, identification of distress of various elements and initiating plans for rehabilitation/retrofitting well in time. Post-disaster investigations by competent engineer/specialist.
7.3 The proposals for rehabilitation/retrofitting should be prepared after detailed investigations through visual inspection, maintenance records and testing as required and got executed through specialized agencies under the guidance and supervision of competent professionals. For further details and good practices regarding the same, reference shall be made to Part 7 ‘Construction Management, Practices and Safety’ of the Code.
7.4 After the useful service life of a building is over, or for other reasons such as redevelopment and proposed change in use of the land and built facility, it may be
required to deconstruct a building. Such a deconstruction is preceded by an organized decommissioning. The decommissioning and deconstruction needs to be well planned and coordinated among concerned building professionals so as to ensure safety during such operations, as also retrieval of appropriate products, components and systems, for their possible reuse or recycling, or disposal as may be appropriate. This may in turn require a comprehensive decommissioning and deconstruction (including demolition) plan, which may be prepared during the initial stages of the project and kept available for use at the end of life cycle of the same.