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BU4102 INTEGRATED CONSTRUCTION TECHNOLOGY Introduction Proposed 42-Storey Office/ Commerical/ Proposed 42-Storey Office/ Commerical/ Residential Complex with 2 Basements Residential Complex with 2 Basements Comprising an 11-Storey Residential (87 Comprising an 11-Storey Residential (87 Units/ Commerical Podium & 42-Storey Units/ Commerical Podium & 42-Storey Office Tower on URA Land Parcels 94 & 95 Office Tower on URA Land Parcels 94 & 95 T.S. 13 at Beach Road T.S. 13 at Beach Road Site Plan Site T h e G a t e w a y T h e P l a z a The Key point B e a c h R o a d N i c o l l H i g h w a y St John HQ Site Location  Located at 300 Beach Road (outside of CBD district)  Next to Nicoll Highway  Situated at a reclaimed land with marine clay  Nearby buildings: St John Headquarters, The Keypoint (formerly known as Jalan Sultan centre), The Plaza, Golden Mile Tower etc BU4102 INTEGRATED CONSTRUCTION TECHNOLOGY Project Background: Project Background: 1. 1. Site Area: Site Area: 20771.4 m 20771.4 m 2 2 2. 2. Total Gross Floor Area: Total Gross Floor Area: 128233 m 128233 m 2 2 Breakdown of GFA: Breakdown of GFA: Basement(2 level Basement(2 level )= )= 34334 34334 Podium Podium = = 1 1 st st 5934 5934 2 2 nd nd 7900 7900 3rd 3rd 8189 8189 4 4 th th 3493 3493 5 5 th th 4089 4089 6 6 th th 3542 3542 7 7 th th 1769 1769 8 – 9 8 – 9 th th 1662 1662 10 – 11 10 – 11 th th 1478 1478 Podium + Tower Tower Tower = = 7 7 th th 1192 1192 37 37 th th 1615 1615 8 8 th th 1418 1418 38 38 th th 1106 1106 9 9 th th 1309 1309 39 39 th th 1207 1207 10 – 13 10 – 13 th th 6702 6702 40 40 th th 981 981 14 – 17 14 – 17 th th 6702 6702 41 41 st st 878 878 18 – 21 18 – 21 st st 6702 6702 42 42 nd nd 1062 1062 22 22 1521 1521 23 23 1824 1824 24 24 1531 1531 25 25 1843 1843 26 26 1527 1527 27 27 1872 1872 28 28 1546 1546 29 29 1803 1803 30 – 32 30 – 32 4842 4842 33 33 1818 1818 34 – 36 34 – 36 4842 4842 3. Net Rentable Area: i) Podium (excluding service apartments) = 106704 ft 2 ii) Tower = 540583 ft 2 4. Tenant Mix: Podium : i) food outlets such as cafes, restaurants, food court etc, – about 48% of the tenants at podium ii) retail such as stationeries, and artifical materials {eg flowers, plants etc (tenants of such trade are mostly from Blanco Court } Tower : 2 major tenants i) American Express – 18 th to 21 st floor ii) Asia Matsushita – 14 th (1/2 of the floor) + 15 th to 17 th floor Source of Information:  Interviews with ex-Maincon (Building) Pte Ltd staff during the construction progress who is currently the maintenance Officer of the Concourse Contract Document provided by the Management  Tenant Records provided by the Management BU4102 INTEGRATED CONSTRUCTION TECHNOLOGY Design & Construction History : In 1980, the original development was lower than the proposed one in 1989. Metrobuild was the contractor for the project then. However, Metrobuild and the developer got into a court case when the piling and basement works were completed in 1982. The court case has resolved in 1989 where the construction works resumed again. Due to the anticipated increasing market demand for service apartments, Hong Fok Land has decided to increase the number of storeys of podium for service apartment to 11. The Tower Block has its number of storeys reduced from the intended 45 storey to 42, in order to compensate for the 3-storey increase at Podium Block. History Continued . . . The original design constructed by Metrobuild was modified by a new design by Paul Rudolph. Thus, demolition of 1 st level superstructure works and strengthening of substructure works were carried out before the construction based on the new design could begin. Timeline for the Project Commencement of Construction Works For the originally proposed Concourse by Metrobuild (Contractor) Completion of all Substructure Works & 1 st level of Podium & Tower Court Case Between Metrobuild & Hong Fok Land (Developer) Commencement of the construction project again with new participants Official Start of the Concourse project in January 1990 with additions & demolition first before actual construction Completion of Construction project in March 1993 [...]... air-conditioning & mechanical plant room 14 th s ice ff O ore C 10 th Elevation View The floor plan from 9th level onwards basically follows the above illustrated outline However, the outline may differ slightly due to void or orientation of the outline Typical floor: 12 ,16 ,20,24 13 ,17 , 21 30,34 31, 35 10 ,14 ,18 ,22 11 ,15 ,19 ,23 BU 410 2 INTEGRATED CONSTRUCTION TECHNOLOGY Services: Automatic swinging entrance doors Double... a gondola specialist (domestic subcontractor) was engaged during the design phase to work together with Architects 61 and other consultants appointed then to locate spots for gondolas for façade cleaning Some Features of the … Construction Phase It was a 24 hours intensive construction process relying on only 1 climbing crane and 1 tower crane for construction of tower block from around 8th onwards... form of contracting arrangement whereby the contractor is paid a fee to manage the building of the project on behalf on the client  It is a contract to manage, procure and supervise rather than a contract to build  The management contractor, in this case, Main Con was appointed to provide pre-construction services to the client, Hong Fok Land and design team and did not undertake any construction-based... a façade that was slanting at angles He hoped to attain the goal of achieving maximum sunlight but also reduce the radiation He prepared conceptual design in sufficient detail to identify layout and façade appearance for tendering by consultants Architects 61 was chosen as the architectural consultant and was left to finish the detailed design for the building It was also the architect in-charge of... Method : Management Contracting Form of Contract: SIA 88 Lump Sum Liquidated Damages per day: $18 ,000 to $20,000 (Main Contractor) $1, 000 (for small subcontractors eg Merdeka) Commencement Date: Jan ’90  Completion Date: Mar ’93 Maintenance Period: 12 months Parties Involved in 19 90 Developer/ Client : Hong Fok Land Pte Ltd Architectural Design Consultant: Paul Rudolph Architect : Architects 61 Main... Maincon (Building) Pte Ltd Structural Consultant : Steen Consultants M&E Consultant : PCR ( Previously known as Ewbank Preece Engineers Pte Ltd) Consultant Quantity Surveyor : Rider Hunt Levett & Bailey Acoustic Consultant : CCW Acoustic Pte Ltd Lighting Consultant : Brandston & Partners, Inc (Europe) Nominated Subcontractor (NSC) Exterior Cladding : PD Manufacturing Pte Ltd Air-conditioning : Cofreth... doors Double decker lifts at Tower Block to serve 2 zones: 1st to 24th storey 25th to 31st storey Door Contract system: The system will detect any entry through the staircase doors by means of a device installed at the door This system is activated from 11 pm to 6am Alarm for this system will sound at the Fire Command Centre if there is any entry during this period Services Continued Use of CCTV (Closed... air-conditioning system and lightings are monitored by computerised means 2) Mechanical Bridge serving as a link between the podium and tower block Comprise of two decks: Deck 1 Wet riser tank & Sprinkler tank Deck 2 Domestic water tank 3) Unconventional looking façade that seeks to maximise natural daylighting Use of skylight at atrium areas for podium (3rd level) and tower (6th level) 4) Future expansion: The... such contractual arrangement is that the works are divided into many smaller work packages which cause coordination problem among many subcontractors BU 410 2 INTEGRATED CONSTRUCTION TECHNOLOGY Constraints and Problems using Construction 1) The site is on reclaimed land with marine clay This creates difficulties for substructure works Bored piles and left-in sheet piles were used due to the poor ground... construction process It also managed the rental of equipment such as mobile cranes used on site Continued In short, it was not physically involved in the actual construction process It played a more active role in planning, coordinating, scheduling and monitoring the construction works by the various subcontractors Due to the unique design of the façade, the design consultant had anticipated the difficulty . 6702 6702 40 40 th th 9 81 9 81 14 – 17 14 – 17 th th 6702 6702 41 41 st st 878 878 18 – 21 18 – 21 st st 6702 6702 42 42 nd nd 10 62 10 62 22 22 15 21 15 21 23 23 18 24 18 24 24 24 15 31 15 31 25 25 18 43 18 43 26 26 15 27 15 27 27 27 18 72 18 72 28 28 15 46 15 46 29 29 18 03 18 03 30. 11 th th 14 78 14 78 Podium + Tower Tower Tower = = 7 7 th th 11 92 11 92 37 37 th th 16 15 16 15 8 8 th th 14 18 14 18 38 38 th th 11 06 11 06 9 9 th th 13 09 13 09 39 39 th th 12 07 12 07 10 – 13 10 – 13 th th . 34334 34334 Podium Podium = = 1 1 st st 5934 5934 2 2 nd nd 7900 7900 3rd 3rd 818 9 818 9 4 4 th th 3493 3493 5 5 th th 4089 4089 6 6 th th 3542 3542 7 7 th th 17 69 17 69 8 – 9 8 – 9 th th 16 62 16 62 10 – 11 10 – 11 th th 14 78 14 78 Podium