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CASE STUDY

Dubai Opera Towers

Architecture
Structure
Landscaping
We modeled and coordinated an extensive range of drawing packages for the prestigious Opera Towers project in Downtown Dubai, demonstrating our expertise in dealing with large-scale, complex architectural, structural, and facade modelling tasks. Faced with the challenge of coordinating 25 subcontractor packages and 20 engineering packages, we implemented a streamlined workflow managed by an expert BIM manager and eight package leads.
BIM Services For Opera Towers

Background

We were commissioned for the prestigious Opera Towers project - a collection of luxury residential towers situated at the heart of the Opera District in Downtown Dubai. Our task involved working on various packages including architectural, structural, and facade modelling.
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Challenges
Upon stepping into the project, we faced an immediate challenge associated with the coordination of an extensive amount of drawing packages between the contractor and the lead consultant. We had to manage 25 subcontractor packages (coming from 19 different subcontractors), in addition to 20 engineering packages from the main contractor.
A specific challenge was the stalled progress due to the lack of existing BIM records, which would require substantial time and resources to rectify. The client initially considered mobilizing a large on-site team to re-do the entire BIM strategy. However, we understood that this approach could potentially cause further significant delays to the project timeline.

Background

Being a Roads and Transport Authority project

Our assignment came from the project authorities for the Zayed National Museum project. Our task was to facilitate the project’s MEP services, including as-built engineering works and all remaining future deliverables.
BIM Services For Zayed National Museum

Challenges

Taking over the Zayed National Museum project mid-way was no easy feat. The abrupt departure of the previous contractor left the project in a state of disarray with a lack of structured BIM records. There was a lack of continuity, and the absence of a project handover posed significant hurdles in understanding the project's current state. In addition to this, the project was fraught with complexity, making our task as the new BIM consultants even more challenging
A specific challenge was the stalled progress due to the lack of existing BIM records, which would require substantial time and resources to rectify. The client initially considered mobilizing a large on-site team to re-do the entire BIM strategy. However, we understood that this approach could potentially cause further significant delays to the project timeline.
Another major issue was accurately documenting as-built conditions. The intricacies of capturing all the existing services at the site, including their dimensions and level of completion, presented a considerable challenge.
Further two significant elements that stood out were the intricate pods and the TLG (Time Line Garden) structures, both requiring an exceptional level of precision and detailed modelling.

Pods

The pods were incredibly complex structures with a multitude of services interacting with the structural framework. The integration of these services within the architectural design required an extraordinary level of BIM expertise and precision. As result of their complexity, these pods had to be remodelled multiple times to ensure perfect alignment and coordination of services.
BIM Services For Opera Towers
BIM Services For Opera Towers

TLG

The TLG presented a separate set of challenges. With a high BIM specification and a significant volume of underground services passing through, we were confronted with the demanding task of documenting all these elements accurately. Managing the vast array of services while maintaining the high standards set by the BIM specification was indeed a test of our team's capabilities and resources.
Proposed Solution & Implementation
In order to streamline the process and facilitate efficient approvals for each deliverable, we assigned an expert BIM Manager to oversee eight different BIM Engineers or Package Leads. Each of these Package Leads was entrusted with a set number of subcontractor or contractor packages, promoting clear lines of responsibility and optimized workflows. This approach significantly reduced the complexities and traditional time delays commonly associated with coordinating multiple subcontractors, allowing for efficient drawing package approvals from the contractor, engineer, engineering manager, and client.

Furthermore, our BIM workflows played a crucial role in monitoring subcontractor performance. Our engineering experts were always ready to offer support and fix any arising issues, leveraging our collaborative BIM model to highlight potential clashes, constructability issues, or other design flaws, before proposing an effective solution.

TLG

The TLG presented a separate set of challenges. With a high BIM specification and a significant volume of underground services passing through, we were confronted with the demanding task of documenting all these elements accurately. Managing the vast array of services while maintaining the high standards set by the BIM specification was indeed a test of our team's capabilities and resources.

Proposed Solution & Implementation

Understanding the client's predicament and the need to mitigate further project delays, we proposed a two-phase blended solution. The strategy included an immediate stopgap solution, followed by a comprehensive long-term plan to align with project standards.
Understanding the client's predicament and the need to mitigate further project delays, we proposed a two-phase blended solution. The strategy included an immediate stopgap solution, followed by a comprehensive long-term plan to align with project standards.
Our initial focus was to provide an immediate solution. We segmented all 12 sub-disciplines into different worksets within the same BIM model. Utilizing NavisWorks, we made it possible for the contractor to select and isolate specific services for review. This step ensured immediate continuity in the construction work, in line with the client's construction timeline and budget.
Simultaneously, we began working on a comprehensive solution to ensure compliance with all project standards. To address the issue of documenting as-built conditions, a team of 10, including two coordinators, worked entirely from our Chennai office for a period of 8 months. This offshore team was specifically tasked with integrating the contractor’s manual site survey and the client’s as-built data into our BIM model.
For efficient project management, we devised a blended resource model involving both onsite and offshore teams. On the ground, we had four lead coordinators who interacted closely with the client and managed the local aspects of the project. Offshore, a team of 35 worked from our Chennai office for a period of 18 months, ensuring a quick delivery of a high volume of work.
Further two significant elements that stood out were the intricate pods and the TLG (Time Line Garden) structures, both requiring an exceptional level of precision and detailed modelling.

2 offices

Site, Dubai, Chennai and Trichy, with bulk of modelling taking place in Chennai.

15 +

Architects and engineers at the peak across all packages.

50%*

Cost savings by leveraging outsourcing.

*Statistic derived by comparing average cost of onsite BIM team with JES hybrid team.

12 months

Project Duration across all packages excluding as built.

*Mobilisation time may vary, subject to availability of resources and ongoing projects.

Pods

For the pods, a dedicated team studied and analysed the architectural and structural design and the interaction of services within it. The team remodelled these pods multiple times, following a detailed review and quality assurance process, to ensure perfect alignment and coordination.

TLG

As for the TLG, we had to comprehend and follow the high BIM specification and account for a multitude of underground services. A separate group of experts with proficiency in managing high-spec BIM requirements was deployed. Their task included meticulously incorporating the underground services in the BIM model, maintaining a high degree of accuracy.
Both these tasks were managed through our blended resource model involving on-site coordinators and an offshore team in our Chennai office. This allowed us to leverage expertise from multiple locations and ensure the continuity and speed of work required for this complex project.
Results
The strategy we deployed helped in efficient coordination and streamlined approvals for each deliverable. We managed to reduce the complexities and time delays, ensuring efficient approvals from all stakeholders. Our proactive approach in managing subcontractor performance and resolving issues ensured the smooth execution of the project, aligning with the envisioned timelines and quality expectations. The Opera Towers project stands testament to our ability to handle multiple BIM packages simultaneously and coordinate effectively with multiple stakeholders. Our strategic approach, clear lines of responsibility, and commitment to quality resulted in successful project execution.

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