The Global Adoption of Industrialised Building System (IBS): Lessons Learned

Industrialised Building Systems (IBS) is typically used interchangeably with other terms such as prefabrication, offsite manufacturing, offsite construction, and modern method of construction (MMC), industrialised building and industrialised construction. Nevertheless, the term modern method of construction (MMC) has been used to collectively describe both offsite-based construction technologies and innovative onsite technologies in the United Kingdom. It is evident that there exist a wide range of contextual issues which stems from the definition of these terminologies. However, lack of previous research has explored the relationship between these terminologies. Therefore, this paper emphasises the contrasting concepts of IBS and MMC, and concludes that ill-defining the MMC-IBS terms leads to misunderstanding, uncertainty and prejudice of the IBS concept and its benefits besides the adoption of IBS in global, which will be detrimental to efforts promoting the use of IBS in the construction industry. Modern method of construction (MMC); Industrialised building system (IBS); Global; construction industry.


Introduction
As a developing country, the construction industry is seen as contributing to the national economy activity included social development process and supported government revue and Gross Domestic Product (GDP). The growing economic process are required to reinforced to public infrastructure in many regular activities such as services, utilities, commerce and others industries. Previously in between 1997 to 2000, this industry sector has faced a challenging during the ASEAN economic crisis went the majority of the project plan in Malaysian unsatisfactory to achieve the target with only 20% (Abdullah and Egbu, 2009).
Toward to these challenges, under Construction Industry Transformation Program 2016-2020 (CITP), these initiative are taken to enhance the industry to become more productive, sustainable and globally competitive while rising the becoming toward the world-class industry. From this transformation programme, one of the key initiative have been introduced by adopt a new modern methods construction technologies to drive sustainability construction productivity through Industrialised Building System (IBS) (CIDB). This innovative approaches and technology IBS could be save a cost, time, labour, quality and durability (Ismail, 2001). The growing interest in IBS has been noted around the country, for instance there is a good practices and working progress in the UK construction industry (Gibb, 1999;Nadim and Goulding, 2009). The advantages from the implement of this system will support to improve construction process, decreasing cost, wastages and minimizing the effect of risk (Kamar et al., 2009;Nawi et al., 2007).

The Concept of Industrialised
Nowadays Industrialization construction become an important trend within construction industry (Čuš-Babič et al., 2014). It contributes to achieve higher productivity levels and better quality of construction product with numerous improvements evolving in the industry (Kamar et al., 2009;Nadim and Goulding, 2009). The advantages industrialised construction partially shifting from construction site to remote location site. Consequently industrialised have a potential for construction industry to become more effective in speed up construction time, cleanliness environment on construction site, proper coordination and management, save space material on construction site and enable reengineering (Čuš-Babič et al., 2014;Nawi et al., 2007).
From the perspective of construction, industrialisation is part of a wider modernisation process through the development of modern methods of production and technology systems, mainly factory production, where work is centrally organised and production operations are mechanised and focused on mass production (Lessing et al., 2005). Warszawski (1999) highlighted the fact that an industrialisation process is an investment in equipment, facilities and technology with the objective of maximising production output, minimising labour resources, and improving quality (Warszawski, 1999).
Industrialisation has demonstrated a high capacity to reduce the costs, improve the quality and make complex products available to the vast majority of people.
Industrialised construction is a generic process of standardisation and rationalisation of the work processes in the industry to reach cost efficiency, higher productivity and quality (Warszawski, 1999). A more elaborate definition for industrialised construction is a change of thinking and practices to improve the production of construction to produce a high-quality, custom-built environment, through an integrated process, optimising standardisation, organisation, cost, value, mechanisation and automation (Warszawski, 1999). The different term and definition are describe in table 1.

Literature Review
In the literature review, IBS is used interchangeably with other terms like offsite construction, prefabrication, offsite manufacturing, Modern Method of Construction (MMC) industrialised building and industrialised construction. Each terminology provides a rich historical account of the development of the concept. So far, however, there has been little discussion about MMC that has tended to focus on the definition and concept of IBS (such as Egbu (2009), Kamar et al. (2009), rather than exploration the relationship between both terminologies. Nonetheless, regardless of the terms, the idea is the same, which is to move some effort away from the construction site to a more controlled environment of the manufacturing floor. According to (Richard, 2005), there are five degrees of industrialisation which are: prefabrication, mechanisation, automation, robotic and reproduction. These are described as follows: 1. Prefabrication is a manufacturing process that generally takes place at a specialised facility, in which various materials are joined to form a component part of the final installation (Richard, 2005). 2. Mechanisation comes in whenever machinery is employed to ease the workload of the labourer. 3. Automation is a situation when the tooling (machine) completely takes over the tasks performed by the labourer. 4. Robotics comprise the ability of the same tooling which has the multi-axis flexibility to perform diversified tasks by itself. This allows the mass customisation concept. 5. Reproduction implies that the research and development of innovative processes are truly capable of simplifying the production process.
Degree of industrialisation (Richard, 2005) According to Richard, the first four degrees are still more under the influence of the traditional methods of building. Prefabrication aims rather at the location of the production where the next three degrees (mechanisation, automation and robotics) aim at substituting labour with machineries (Richard, 2005). Reproduction, on the other hand, is a concept borrowed from the printing industry and it is an innovation capable of simplifying the multiplier of complex goods and delivering affordable, quality building to the vast majority of people (CIB W086, 2013). More recently, with specific reference to Richard"s work, CIB classified industrialised construction into contents and value creation based on the level of complexity and industrialisation (CIB W086, 2013).

Global Industrialised Building System (Ibs) Adoption
Modernising the construction processes through industrialisation is a worldwide agenda to improve construction performance. The experiences in developed countries indicate that there is a great potential for IBS to progress, as evidenced by their market share.
The IBS agenda in Malaysia began in the early 1960"s when the officers of the Ministry of Housing and Local Government of Malaysia visited a number of European countries and evaluated their housing development programmes (Thanoon et al., 2003). Following their visits and recommendations, the government initiated an IBS or "prefab" (known then) pilot project in 1964 aimed at speeding up the delivery time of quality "low-cost" or affordable housing.
Despite the introduction of the initial form of IBS in Malaysia over 40 years ago, its acceptance is not widespread and the pace of implementation of the system is still below than government target. However, Malaysian government are committed to push the IBS adoption for infrastructure development project by deploy IBS technology for 34 schools in Sabah and Sarawak, project Pan-Borneo Highway, Mass Rapid Transit (MRT) project in the Klang Valley was implement to increase well as the demand for more efficient urban transportation further to expand IBS usage (Hamid et al., 2008). Hamid et al. (2008), reported that there were at least 138 international organisations of various manufacturers and suppliers of IBS in Malaysia (Hamid et al., 2008). Until 2007, the total number of registered IBS contractors in Malaysia was 1,993. This is despite that fact that most locally developed products are based on traditional materials, such as reinforced concrete, and the most innovative materials are based on imported technology (Plan-CIMP, 2005), and there is no mandatory requirement for any certification or accreditation of components, companies or installers in place (Hamid et al., 2008). However, whilst there is no empirical data, some anecdotal evidence suggests that there has been sporadic abandonment of sub-standard foreign products in Malaysia (Thanoon et al., 2003).

SMEs in IBS Projects in Sarawak
One of the studies conducted a quantitative survey in which the focus group is a big size corporation. The investigator discovered that IBS was still deemed new to most contractors in Sarawak and stated that they still lacked exposure. Meanwhile, another investigator revealed that there is no important distinction between IBS setbacks in rural regions of Sarawak, East Malaysia, and urban regions of West Malaysia. These setbacks are resistance to change, negative stakeholder perceptions of IBS models, costly general building expenses, absence of understanding and exposure to IBS technology, and lack of IBS producers in the industry. (Hadi et al., 2017).

Experiences and Lessons Learned on Ibs Construction in Malaysia
1. In the past few years, there has been a change in paradigm regarding IBS in Malaysia. In the past, although the benefits of IBS are clear and eminent, the majority of contractors and industry stakeholders have still divided either to use IBS or conventional method. 2. In Malaysia, the IBS promotes open system or hybrid system and encourages complete sector involvement compared to the prefab closed system where only restricted sector businesses can participate. IBS supply chain should consist of modular component-based products that can be produced and interchangeable between any projects, thus promoting mass customization at the end of the customer. 3. The construction industry in Malaysia is very good at changing and adopting IBS technologies captured from overseas practices. Today, many private companies in Malaysia have teamed up with foreign experts to offer solutions to their IBS projects. 4. IBS in Malaysia is seen as a threat to traditional techniques, but in fact many IBS techniques, such as block works, exist in conjunction with standard practices. IBS ' inability to enter the market is due to a misconception that it will ultimately replace the traditional industry, while working strongly together to support best practices in building. 5. One of IBS' main issues is changing the perception of users. Users tend to think that IBS buildings are easy to leak and can't be renovated. 6. Every IBS scheme has its own benefits and constraints. Selecting and implementing the right technology in IBS projects is perhaps the key to IBS success. There is a need to realize that precast concrete IBS is not appropriate for every project. (Mohd Idrus et al.).

Barriers to Ibs Adoption in Malaysia
Currently, IBS incentives are not adequate. Adoption of IBS needs more public pull and push factors. Due to the tiny profit margin, the shift from conventional to IBS was not viable unless there were more appealing incentive systems and advantages that could attract the conventionalist to IBS.
The availability of inexpensive foreign labor that offsets the cost benefit of using IBS is a root cause of slow adoption in the past. As long as it is simple for the sector to find foreign employees, labor levels will stay small and builders will find it unattractive to alter into streamlined alternatives such as IBS. (Mohd Idrus et al.).

Pull and Push Factor of IBS Implementation
Several studies researching IBS implantation pull and push factors. The pull variables that encouraged the use of IBS are quality improvement, reduction of defects, decrease of site length, enhancement of housekeeping, decrease of waste, savings in the use of manual labor, incentive from government and cost savings. On the other side, the push factors that promote adoption are reducing safety & health risk, addressing skill shortages, addressing environmental and sustainability problems, influencing clients, and government policy (Kamar et al.).
The following table shows the previous practices of industrialised construction in the others country: Industrialisation of construction practices in the others country Currently, offsite and prefabricated construction is a preferred mode of construction of hospitals, military accommodation, hostels and prisons in the UK (Goodier and Pan et al., 2007;2008).
 The following are the Constructing Excellence was established by the Office of the Deputy Prime Minister (ODPM) in response to the reports by Sir Latham (1994) and Sir Egan (1998). Constructing Excellence is a cross sector, cross-supply chain organisation charged with driving the agenda for change in construction including the promotion of MMC through R&D, benchmarking, workshop series and networking.  The Office of the Deputy Prime Minister (ODPM) has gathered information from 50 leading expert sector practitioners and published a National Audit Office (NAO) report on MMC in 2005. This report is an independent examination to identify how to get the best value by using MMC offsite (Barker, 2004). Barker 33 a cross-industry group was established in 2006 to examine the barriers to greater use of MMC in the provision of new housing and the mechanisms to overcome them (Barker, 2004).  The Housing Forum has been established as the only housing organisation which provides a network across all housing construction sectors: public, private and social and across their supply chains. The Housing Forum works closely with the Department of Trade (DTI), Housing Corporation, the House Builders Federation and CITB Construction Skills and others as well as its industry partners and sponsors to encourage MMC adoption.  Buildoffsite is an industry-wide campaigning organisation of clients, designers, constructors, manufacturers, suppliers, government advisors and researchers promoting uptake of offsite construction solutions. This campaign, established in 2005, exclusively and uniquely focused on off-site construction solution facilitation and supporting the government in the implementation process (Buildoffsite, 2008

Discussion
This study has given an overview of the IBS implementation in the construction sector worldwide as well as the current status of its implementation in Malaysia. The review shows the several countries across the globe have shown great interest in the direction of IBS implementation and leading the market towards IBS adoption. Even though the implementation of IBS in those countries has evolved in many different pathways, the fundamental issues is that the collaboration of government and private industry support have given a significance impact to the successful of the IBS implementation in the construction sector for each country. The government full support through government entities and its agencies having a mandates to impose the use of IBS for each government project play a very significant role and initiative to help in stimulate IBS technology in Malaysia to be comparable with other developed countries. Further, the need for a standardization of terminology is paramount, to ensure accurate understanding of its advantages as well as to provide certainties with the risk and barriers related to IBS, especially for a developing country such as Malaysia which is just beginning to embrace the IBS techniques to efforts made in its construction industry. Finally, it has been suggested that the successful case of IBS projects should be the focus of the future research papers as part of the strategies for convincing industry especially the private sector towards enhancing IBS implementation in their future projects.

Conclusion
This research determined the relationship between the terms of industrialised building system (IBS) and modern method of construction (MMC). It has shown that a different country has their own name or definition of those terminologies due to the research context including UK, Europeand Malaysian construction industry. This situation has generated a lack of clear or uniform definition and uncertainty in the context and boundary that contributed to the prejudices and misunderstanding among the industry and academician. Thus, an establishment and standardisation for those terminologies is needed in order to enrich the application of IBS and MMC in the construction industry around the world.