Managing complexity and risk through integration
Retrofit and repurpose projects bring a distinct set of risks, spanning structural challenges, programme delays and cost uncertainty. This is then worsened by the sector-wide skills shortage and a general lack of understanding. The roundtable highlighted that these risks are often underestimated, particularly when working with older buildings or incomplete documentation. Participants agreed that robust early surveys, clear allocation of responsibility and the adoption of integrated delivery models are essential to managing this complexity.
Case studies, such as the Bush House South West Wing redevelopment at King’s College London, illustrated the importance of phased surveys and detailed risk analysis when working in occupied, multi-campus environments. Attendees argued that risks are best managed when contractors are engaged early, allowing hidden structural and programme challenges to be identified before construction begins. Integrated design models, supported by in-house expertise in temporary works and engineering, were seen as a way of accelerating solutions.
Although the Bush House project had minimal formal BIM requirements, Kier proactively introduced a simplified BIM Execution Plan (BEP) and Master Information Delivery Plan (MIDP) to maintain model integrity and managed collaboration using federated BIM models. Leveraging Solibri for data validation and Revizto integration for model/issue management, we enhanced design coordination and clash detection. These measures reduced late-stage changes and improved certainty for the client.
During the roundtable, there was broad agreement that risk should not rest solely with either the client or the contractor. Instead, pragmatic approaches to sharing responsibility create more resilient project frameworks and reduce the likelihood of disputes. Upfront investment in early design and integration was also seen as critical, with participants noting that this not only reduces immediate uncertainty but delivers significant long-term value and cost certainty. Lessons learned from previous retrofit schemes were highlighted as a valuable resource for de-risking future projects, underscoring the importance of sector-wide knowledge sharing.
Kier’s 360 approach was highlighted as a practical enabler for de-risking retrofit and cut and carve. By bringing design, structural, temporary works and engineering expertise in-house, Kier can provide early clarity on buildability and constructability, helping to identify risks sooner and reduce uncertainty for clients.
Early contractor engagement and integrated design
Comprehensive building surveys and audits
Clear allocation of risk between client and contractor
Leveraging lessons learned from past projects
In essence, Kier’s 360 approach is about our broad and deep technical and engineering brilliance – and using this expertise to help teams overcome challenges in complex projects."
A lot more rigour is needed in the design process to deliver better retrofit outcomes. The market has flipped since 2015 from 70% new build to 70% refurb, but not enough people have the skills or appetite to take it on."
We’ve encountered almost every issue before, from foundations to steel grades. The knowledge exists, but it’s fragmented. Creating a shared master risk schedule would make retrofit safer, faster and more predictable for everyone."
Kier is delivering the major redevelopment of King’s College London’s Bush House South West Wing, a landmark project that marks a major step in the university’s expansion and long-term estate masterplan.
Located in the heart of the Strand Campus, the 13,000 sqm scheme will see the eight-storey building and basement transformed, as well as a new communal space, also known as an Agora, and atrium roof constructed within the existing courtyard.
Key features include state-of-the-art teaching, social and event spaces, modern catering areas, dedicated student services and a central student hub, each designed to enhance student experience and meet the evolving needs of the university.
The scheme will aim to set a new benchmark in sustainable redevelopment in the higher education sector. It is targeting the highest Passivhaus EnerPHit standards, with an ambitious goal to achieve an embodied carbon score of less than 350kgCO₂e/m². In addition, the project aims to achieve a BREEAM ‘Outstanding’ rating and meet WELL ‘Platinum’ Building Standards.
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