How the golden thread of information will impact our clients

The phrase “a golden thread of information” is increasingly common parlance within the UK construction industry.

It first came to widespread attention in 2018, as one of the central recommendations in the Hackitt Report, ‘Building a Safer Future – Independent Review of Building Regulations and Fire Safety’, which was written following London’s Grenfell Tower fire in 2017.

Since then, the concept of, and need for, a golden thread of information within construction looms large within recent UK government publications. The most notable examples are The Construction Playbook in 2020 and the government’s responses to their Fire Safety Consultation in 2021. 

The Hackitt Report led to a Building Safety Bill, which also includes central principles for the maintenance of a golden thread of information. This bill serves as an alternative if the golden thread of information is not provided to the Building Safety Regulator at the three key gateways (planning application, construction, occupation).

If the regulator decides that the golden thread identifies building safety issues, then they can prevent the project progressing to the next gateway. Failure to provide the golden thread of information or a provision for defective or problematic information can either:

• Delay the project’s construction
• Prevent the project’s construction
• Avert its occupation if already completed.

Whilst the Building Safety Bill only currently applies to high-risk residential buildings, it is widely anticipated that regulations will become more widespread over time.

Is it simply the latest buzzword within the industry?

At its simplest, a golden thread of information is an accurate, up-to-date record of all data required to maintain and operate a built asset. This includes, how the building was designed, built and its ongoing maintenance to date. It is a digital record of the processes, materials and decisions made about a building. It facilitates better operations and maintenance, as well as greater accountability of all relevant parties, which in turn, makes them more cautious and conscious in their decision-making.

Some may wonder why that matters or is even necessary. Information regarding the final design and construction of an asset is often fragmented, incomplete and held by a number of different parties, some of whom will no longer be involved once the asset has been built and handed over. Why design and construction decisions were made, and by whom, may not be recorded, and the final records of the design may not reflect what has actually been built. All of these factors make accountability and risk management difficult and complex.

A case I was involved in many years ago whilst still practicing in a law firm is exemplary of this problem. A serious water leak had led to multi-million pounds of damage, and so a claim by the building owner was made against all the consultants and contractors involved. It was unanimously accepted that the pipework that caused the leak was an error that should and would have been picked up by any plumber during routine maintenance. However, no one could explain how this obvious pipework error had occurred.

A compilation of data provided by a golden thread of information would have provided clarity on the design decisions made and the timing and outcome of the required maintenance. Thereby, it would have provided clearer, allocated responsibility and avoided many months of time commitment and significant legal costs that such disputes involve.

The conclusions of the Hackitt Report recommended a golden thread of information for all high-risk residential buildings, and it was also included in the Building Safety Bill. It would ensure crucial and up-to-date information about a building was made available for fire safety and other risk assessments. This ensures informed decisions can be made and action can be taken without delay.

What this means for our clients and the wider construction industry

There has been a growing movement by our clients and in the wider industry for a golden thread of information to be compiled and implemented on a wider scope of buildings. This is because it can save time and money, ensure that any changes to the building do not alter the design intent, and reduce the risk of such changes having unintended, expensive or dangerous consequences. 

Whilst there is some consensus about the meaning of the phrase and its intentions, the manner of achieving it is still a subject of debate. It is generally accepted, both in the Hackitt Report, The Construction Playbook and elsewhere, that Building Information Modelling (BIM) will be key to compiling the information for both the design and construction stages and enable continued updates and maintenance.

In relation to this, digital twins have been recognised as being vital in enabling such comprehensive maintenance to become a reality, particularly for complex buildings. Digital twins are virtual models or representations of physical assets, containing highly detailed data relating to the assets. This allows maintenance and changes to be planned and carried out accurately and at the most appropriate time. On the subject of digital twins, I was a member of a Working Group that published a helpful toolkit, which includes case studies and a business case template, for more in-depth information.

To achieve a golden thread of information, clients, consultants and contractors need to shift their perspective on the required scope of services and deliverables in this area. There are several questions that need to be asked and then ascertained before proceeding.

• How should the information be compiled and delivered, and in what format and with what content?
• Has sufficient consideration been given to how it will be updated and maintained in order for it to be accurate and usable?
• What continuing involvement should parties have to update the information, or provide further support regarding its contents, after the building is complete?
• Who is going to manage the crucial information delivery process, ensuring the information is delivered according to the programme?
• Who is going to check the integrity of the information?
• Who is going to certify the design or contents of the building?

Buro Happold and the golden thread of information

Buro Happold has well-established and respected teams specialising in fire-related services, digital information management and BIM consultancy. We have brought together the leading experts within our organisation to provide services specifically focused on the golden thread of information.

This includes providing information management services to the project team that comply with the client’s intentions and plans regarding the golden thread of information, as well as advisory services regarding compliance with upcoming requirements in this area. If you would like to discuss these services, please contact Group Director Stuart Martin.