RIBA Smart Buildings Overlay 2.0 Review: DCW Panel Insights

9 June 2025

The Digital Buildings Council (DBC) was delighted to facilitate a pivotal panel discussion at Digital Construction Week on 4 June, marking the official soft launch of the RIBA Smart Buildings Overlay 2.0 review. This significant initiative aims to enhance the foundational framework for intelligent built environments.

The session was expertly moderated by our Executive Officer, Justin Kirby. We extend our sincere gratitude to the distinguished panellists for sharing their invaluable insights:

This comprehensive review process is crucial for the ongoing evolution of smart building principles. It is imperative that all stakeholders, from project inception through to long-term operations, contribute their expertise to ensure Version 2.0 is robust, dynamic, and truly reflective of industry needs.

Your contribution is vital to shape the future of smart buildings. We invite all interested professionals to get involved by registering their interest here.

We will be sharing more news on the review very soon. In the meantime, you can find a short article and briefing document summarising the panel session included below. Additionally, you can listen to an AI-generated podcast discussion about the panel session Justin has posted over on LinkedIn.

This panel was one of several sessions the DBC helped facilitate at Digital Construction Week, demonstrating our commitment to bridging the project-operations gap through comprehensive digital transformation. You can find more highlights from our engagement at DCW and other industry insights in our News and Views section.

Stay connected by following the Digital Buildings Council on LinkedIn for the latest updates, events, and insights from our founding members.

Reach out there to learn how to join our community and contribute to our mission of bridging the projects-operations gap and shaping the future of digital operations in the built environment!

RIBA Smart Buildings Overlay 2.0: Bridging the Gap Between Project and Operations

The future of built environments hinges on their intelligence, and the RIBA Smart Buildings Overlay has emerged as a crucial framework to guide this evolution. A recent panel discussion at Digital Construction Week on June 4th served as the soft launch for a comprehensive review of this vital document, aiming to evolve it into Version 2.0. This collaborative effort, spearheaded by the Digital Buildings Council (DBC) and the original co-authors, seeks to refine the overlay to better integrate smart building concepts throughout the entire asset lifecycle, with a particular emphasis on bridging the often-overlooked ‘project-operations gap’.

The session, a key component of the new Digital Operations Stage sponsored by Glider, brought together a distinguished panel of experts moderated by Justin Kirby, Executive Officer of the DBC. Panellists included James Franklin, Digital Twin Project Director at Kier Group; John Adams, Head of Strategic Information Management & Transformation at Glider Technology; Aleksandra Dasala, Smart Buildings Consultant at Nu Xform; and Daniel Watson, UK Director at Hereworks. Their collective expertise offered invaluable insights into the past, present, and future of the Smart Buildings Overlay.

The original RIBA Smart Buildings Overlay, developed between 2016 and 2017, was born out of a shared frustration within the industry. As co-author James Franklin recounted, the impetus came from the late introduction of smart building ideas into projects, often hindering their effective implementation. The overlay aimed to guide earlier conversations and involve the right people sooner in the project timeline. John Adams further elaborated, highlighting the document’s initial role as an accessible gateway to the subject of smart buildings.

However, the rapid pace of technological advancement necessitates a swift review. As James Franklin pointed out, this is a “fast-moving world,” and the overlay needs to adapt more quickly than many other plan of work overlays. The shift towards Version 2.0 is driven by a desire to understand how the original has been implemented in practice and to address areas for improvement. A significant ambition for the revised overlay is to move beyond a static PDF document, transforming it into a more interactive and dynamic tool that can be personalised to individual client journeys.

One of the most critical areas for refinement, as identified by Daniel Watson, lies in addressing gaps at both the beginning and the end of the RIBA Plan of Works. Early stages require clearer success criteria and metrics beyond just use cases. While use cases are valuable for planning, the panel stressed the importance of defining what “success” truly looks like and how it can be measured. A compelling example shared by John Adams and James Franklin illustrated this point: for the Ministry of Justice and prisons, the ultimate success metric is prisoner rehabilitation, not merely the presence of smart technology. This underscores the need to align smart building design with the overarching operational goals of an asset.

Conversely, the latter stages of the plan, particularly those concerning handover and operational implementation, require more comprehensive fleshing out. The panel highlighted the prevalent ‘project-operations gap’, where the focus traditionally ends at practical completion. However, a smart building, by its very nature, is a constantly evolving entity. As John Adams succinctly put it, “a smart building isn’t build it and step away.” The revised overlay aims to incorporate voices from procurement, operations, demolition, and disposal to ensure a more inclusive representation of the asset’s entire lifecycle. Aleksandra Dasala further emphasised the need for continuous feedback loops between disciplines at every stage, acknowledging that in smart building delivery, traditional RIBA stages often extend beyond their defined boundaries.

The discussion also touched upon the inherent tension between RIBA’s traditional waterfall methodology and the agile, iterative nature of technology development. While construction contracts often rely on RIBA milestones, limiting flexibility, the panel expressed a desire for the overlay to foster a more fluid approach to smart building design and delivery. The aspiration is not to replace the RIBA framework but to extend its thinking, particularly concerning the post-handover operational phase.

A crucial aspect of the Version 2.0 review is comprehensive industry engagement. The DBC has opened a channel for feedback via their website, inviting all stakeholders to contribute their expertise. The review process will involve semi-structured research, including interviews, roundtables (with plans for international engagement, such as in Dublin, to gather perspectives beyond the UK market), and surveys. This structured approach aims to gather input at scale, leveraging partnerships with RIBA and various trade bodies like CIBSE and BSRIA.

The panel acknowledged the challenge of reaching those unaware of the existing overlay, a problem of “preaching to the converted.” However, the DBC’s extensive network is expected to facilitate access to a broader range of “personas” and stakeholders, ensuring a more inclusive and representative review. The ultimate goal is to move the overlay beyond its “cottage industry” beginnings to become a widely adopted and governmentally supported initiative, akin to the BIM mandate in 2011. The panellists expressed optimism, citing examples of government departments like HMRC already demonstrating the benefits of smart buildings, creating a pull for modernisation across the public estate.

In essence, the RIBA Smart Buildings Overlay 2.0 is poised to be more than just an updated document; it represents a concerted effort to integrate smart building principles seamlessly into the entire construction and operational lifecycle. By fostering collaboration, addressing key gaps, and embracing a more dynamic approach, the revised overlay aims to be a valuable tool for all involved in creating truly intelligent and sustainable built environments. The invitation to participate in this crucial review process remains open to all who wish to shape the future of smart buildings.

Briefing Document: RIBA Smart Buildings Overlay 2.0 Panel at Digital Construction Week

This document summarizes the RIBA Smart Buildings Overlay 2.0 panel discussion held at Digital Construction Week on June 4th. The session served as a soft launch for the review of the RIBA Smart Buildings Overlay, a collaborative initiative between the Digital Buildings Council (DBC) and the original co-authors.

Context of the Session

The Digital Buildings Council (DBC) partnered with Glider to sponsor the new Digital Operations Stage at Digital Construction Week. This panel was one of several sessions facilitated by the DBC, all aimed at addressing their overarching goal: bridging the ‘project-operations gap’. Attendees were invited to contribute their expertise to the review of the overlay by registering their interest on the DBC’s website.

Panel Synopsis

The RIBA Smart Buildings Overlay, originally launched in March 2024, provided a foundational framework for smart buildings. Version 2 is now under development by its original authors and the DBC, with a primary focus on enhancing crucial handover and operational stages to be truly smart. The panel offered a preview of this “soft launch,” discussed the initial vision, and highlighted improvements driven by real-world feedback.

Panel Participants

The panel was moderated by Justin Kirby, Executive Officer of the DBC, and featured:

  • James Franklin, Digital Twin Project Director at Kier Group
  • John Adams, Head of Strategic Information Management & Transformation at Glider Technology
  • Aleksandra Dasala, Smart Buildings Consultant at Nu Xform
  • Daniel Watson, UK Director at Hereworks

Panel Summary

Overview

The Planning and Review Meeting focused on revising the smart buildings overlay to the RIBA plan of works, with an introduction from key stakeholders including Justin Kirby, Alexandra Dasala, John Adams, Dan Watson, and James Franklin. The original smart buildings overlay, developed between 2016 and 2017, aimed to improve the integration of smart building concepts early in project timelines, addressing prior frustrations related to late introductions of these ideas. Attendees discussed the need for a review that not only emphasizes BIM-Smart Enablement but also enhances interactivity and clarity within the overlay, especially regarding success criteria and operational implementation. The meeting highlighted engagement strategies for industry input through roundtables and surveys, particularly aiming to incorporate perspectives from beyond the UK. Action items included involving attendees in the review process, organizing roundtables, developing a structured research approach, and collaborating with RIBA to track engagement metrics.

Key Discussion Points

  • Introduction and Background: Justin Kirby introduced the meeting. Alexandra Dasala, a smart building consultant from New X Forum, and Dan Watson, UK Director for Hereworks (a digital building main contractor and founding DBC member), introduced themselves. John Adams and James Franklin, both original co-authors of the overlay, also provided their perspectives.
  • Original Smart Buildings Overlay Development: James Franklin explained the overlay originated around 2016-2017 from a “smart building user guide” that appeared. A working group formed to address the practical delivery of smart buildings, especially during lockdown, aiming to structure the process. The overlay sought to mitigate the frustration of smart building ideas being introduced too late in projects, guiding earlier conversations and involvement.
  • Review Goals and Methodology Issues: James emphasized the need to understand how the original overlay has been implemented. The review should address BIM-Smart Enablement and transform the overlay into a more interactive format, moving beyond a simple PDF. John noted the original document served as a gateway, and more detail is now required for each stage. Discussion also covered the mismatch between RIBA’s waterfall methodology and the agile nature of technology development, and the limitations imposed by construction contracts tied to RIBA milestones. The need to extend the overlay beyond design and build to include operations was also highlighted. Alex emphasized the need for feedback loops between disciplines at every stage.
  • Engagement and Improvement Process: The DBC website provides a form for industry professionals to get involved in the review process. The panel acknowledged that many industry professionals remain unaware of the overlay. The review process will involve roundtables, surveys, and interactive forms to gather feedback, including plans for roundtables in Dublin to gain perspectives outside the UK market. The DBC connection is expected to provide access to a wider range of personas and stakeholders. Efforts will be made to collaborate with RIBA to understand metrics such as downloads of the plan of work. The discussion also touched upon the need for a governmental push similar to the 2011 BIM initiative.

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