Elements
Element: Construction Entity part which, in itself or in combination with other such parts, fulfils a predominating function of the Construction Entity. [ISO/DIS 12006-2]
(Building) Element: Major functional part of a building. Note: Examples are foundation, floor, roof, wall and services. [ISO 6707-1]
Element (Ifc): Generalization of all components that make up an AEC product. Those elements can be located logically by an element container in a structuring hierarchy (here: building), described by calculated quantities and assigned with one or many performed functions. The latter copes with multifunctional elements. See also Discrete Element and Distribution Element. [IAI]
The CCS Element table is similar to many Element tables used in a number of countries, most of which are similar but never the same. Being a new system the CCS builds on those already in use, taking into consideration the more recent ISO/DIS 12006-2 and similar objectives of the International Alliance for Interoperability.
Nevertheless, the table of Elements is not that dissimilar to the NPWC table developed in Australia and first published in 1980 (republished in 2001 as the Australian Cost Management Manual by the Australian Institute of Quantity Surveyors).
In summary the elements adopted by the CCS are next listed. For detailed descriptions refer to the linked pages but for a rationale see further below -
- Shell
- Fitout
- Services
- PD - (Internal) Plumbing & Drainage
- GS - (Internal) Fuel, Oil & Gas Services
- FP - (Internal) Fire Services
- HV - (Internal) Heating, Ventilation & Air-Conditioning (HVAC)
- LP - (Internal) Electric Light & Power
- CM - (Internal) Communications & Data Transfer
- TS - (Internal) Transportation Systems
- SS - (Internal) Special Services
- BW - Building work in connection with Internal Services
- Siteworks
- Site Fitout
- External Services
- XH - External Plumbing & Drainage
- XG - External Fuel, Oil & Gas Services
- XF - External Fire Services
- XA - External Heating, Ventilation & Air-Conditioning (HVAC)
- XE - External Electric Light & Power
- XC - External Communications & Data Transfer
- XT - External Transportation Systems
- XS - External Special Services
- XW - Building work in connection with External Services
Indirect Costs
- PR - Site Preliminaries
- MU - Mark-up
- SA - Site Allowances
- FE - Documentation
- ES - Escalation
- CO - Contingencies
- YY - Special Provisions
Rationale
In considering all element possibilities from many sources it became obvious that there are three categories -
- The first category are those that define the space or geometry of a
structure. If one considers a simple 3 dimensional structure (eg a cube
shaped building) one clearly has a top, a bottom and 4 sides. In
construction terms these easily translate into the Roof, Substructure and
the External Fabric. Of course buildings are also subdivided horizontally
and vertically so we also have Upper Floors and Internal Fabric.
These 5 elements define the geometry of construction and they are collectively referred to as the Shell.
Note there is no mention of Stairs or Columns. Stairs are considered to be too closely associated with Upper Floors (ie no Upper Floor = no stair) and columns are a structural alternative to load bearing walls, serve the same function and are therefore the same element.
Also there is no mention of doors or windows as they clearly cannot exist without the wall in which they are located. Logically if window and doors were separate elements there would need to be separate elements for rooflights and substructure trapdoors. - The second category of elements consists of those that complete each of
the spaces generated by the above to a situation where they are of use by
the occupant. This includes all the finishes and fixtures that are
generally unique to the function of the space and these can be listed as
above.
If internal wall finishes is to be considered as a separate element to both external and internal walls, it seems reasonable to have a separate element for finishing the external face of external walls - hence the element External Treatment. - The third category of elements relate to services. These are clearly
nothing to do with defining the shape of individual spaces and often not
associated with any one particular space so do not fall into the second
category.
Note there are no elements for Sanitary Fixtures or Special Equipment. A bathroom needs to be fitted out with many items, some are connected to the water supply and some to the electricity supply. As there are purely bathroom related they are are part of the bathroom fitout and should be included in the FT element. With some items (eg bathrooms) there is the opportunity to use mechanical, electrical or hand operated items (eg linen towel holders, electric hand dryers or towel rails) which must all belong to the same element,
Not all Construction Entities are buildings of course, but it is considered that the above can, with a bit of imagination, be applied in principle to any type of Construction Entity (bridges, tunnels, dams), even to what is often commonly referred to external work, except that with external works there is obviously no roof or upper floor.
The above CCS is also different to many other element lists in that there is no reference to Alterations, Demolitions, etc. In the CCS these are considered processes and not elements. Indeed any element can be altered or demolished and undoubtedly will be at some time during its life cycle.
Finally when it come to terminology there are a number of alternative "labels" that could be used for many of the elements. The terms chosen have in general been agonisingly considered over a long period of time and whilst they may not be perfect they are considered the best available without inventing some new terminology that nobody would understand. Every term in the CCS is hopefully clearly defined to the point where there can be no misunderstanding as to what it means.
