BU4102 INTEGRATED CONSTRUCTION TECHNOLOGY Introduction Proposed 42-Storey Office/ Commerical/ Residential Complex with 2 Basements Comprising an 11-Storey

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 Units/ Comprising an 11-Storey Residential (87 Units/ Commerical Podium & 42-Storey Office Tower Commerical Podium & 42-Storey Office Tower on URA Land Parcels 94 & 95 T.S. 13 at Beach on URA Land Parcels 94 & 95 T.S. 13 at Beach RoadRoad

Site Plan

Site

The GatewayThe Plaza

The Key point

Beach Road

Nicoll Highway

St John HQ

Site LocationLocated 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


Project Background:Project Background:

1.1. Site Area:Site Area: 20771.4 m20771.4 m22

2.2. Total Gross Floor Area:Total Gross Floor Area: 128233 m128233 m22

Breakdown of GFA:Breakdown of GFA:

Basement(2 levelBasement(2 level )=)= 3433434334

PodiumPodium == 11stst 5934593422ndnd 79007900

3rd3rd 81898189

44thth 34933493

55thth 40894089

66thth 35423542

77thth 17691769

8 – 98 – 9thth 16621662

10 – 1110 – 11thth 14781478

Podium + Tower

TowerTower == 77thth 11921192 3737thth 1615 1615

88thth 14181418 3838thth 11061106

99thth 13091309 3939thth 12071207

10 – 1310 – 13thth 67026702 4040thth 981981

14 – 1714 – 17thth 67026702 4141stst 878878

18 – 2118 – 21stst 67026702 4242ndnd 10621062

2222 15211521

2323 18241824

2424 15311531

2525 18431843

2626 15271527

2727 18721872

2828 15461546

2929 18031803

30 – 3230 – 32 48424842

3333 18181818

34 – 3634 – 36 48424842

3. Net Rentable Area:

i) Podium (excluding service apartments) = 106704 ft2

ii) Tower = 540583 ft2

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 – 18th to 21st floor

ii) Asia Matsushita – 14th (1/2 of the floor) + 15th to 17th 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


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 1st 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 & 1st 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

Building Delivery ProcessContract Sum : $3 Billion

Contractual Details:

Procurement 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 1990Developer/ Client : Hong Fok Land Pte Ltd

Architectural Design Consultant: Paul Rudolph

Architect : Architects 61

Main Contractor : 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 (S’pore) Pte Ltd

Lifts : OTIS

Plumbing & Sanitary : Kailay Engineering Pte Ltd

Electrical : Bintai Pte Ltd

Floor Trunking : Emoduline Cable Ducting Pte Ltd

Interior Designing : RBL Pte Ltd

Domestic Subcontractor (DSC) / Supplier

Truss : Jurong Engineering Limited (JEL)

Gondola Specialist

Bondek : CRG

False Ceiling: Merdeka Construction Pte Ltd

Landscaping : Island & Landscaping Pte Ltd

Corewall of Tower; Podium; Rainwater downpipe etc

Management ContractingA 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 activities for the project.

All works to be carried out were specified in separate work packages Main was responsible for the inviting works package tenders, with each of them tendered for by specialist subcontractors on a competitive basis.

Once they were appointed, they worked under the direction of the main contractor and the main contractor was contractually responsible to the client for the work carried out by all the subcontractors in the traditional method.

The consultants were separately appointed by Hong Fok Land.

Thus, the client had separate contracts with the main contractor and consultants.

Contractual Relationship between Parties Hong Fok Land (Client)

Maincon

Domestic Subcontractors

Nominated Subcontractors

Paul Rudolph

Architects 61

Consultants Steen

PCR

Rider Hunt Levette & Bailey

CCW Acoustic

Brandston & Partners

Details of the Procurement method

Paul Rudolph, an architectural design consultant was appointed in 1989 to come up with an overall design concept for the Concourse. His idea was to maximise the amount of natural day lighting for the building. Thus, he created 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 certifying payments, EOT etc to contractor and subcontractors as spelt out in the SIA form of contract.

Continued . . .The structural consultant, Steen then had to design the appropriate structural systems for the podium and tower block based on Architects 61’s detail drawings . Steen also had to work closely with M&E consultant, PCR to ensure satisfactory integration of services with the structure proposed.

CCW Acoustic and Brandston being the the acoustic and lighting consultants respectively had to provide feedback to PCR on the impact of various techniques, materials used etc on the acoustic and lighting aspects. PRC will in turn issue the necessary instructions to Main Con.

Maincon being a subsidary of Hong Fok Land, was appointed as the main contractor for the project and no tendering was called. Main con was responsible for the overall planning and coordination of 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 of maintaining the façade. Thus, 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.

Construction PhaseIt 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.

Podium block was constructed with the help of 2 tower cranes.

The trusses were prefabricated in Indonesia and delivered to Jurong Engineering’s warehouse for storage.

Just-in-time concept for applied to the delivery of the trusses from the warehousing to the site for erection.

The ready mixed concrete trucks were used to deliver the concrete to site for use. The arrangement for the delivery was made by the individual subcontractors involved.

Eg, the subcontractor doing bondek slab just needed to make a call to the supplier at least 4 hours before concreting.

Some Features of the …

TOP Details

The TOP arrangement is as follows:

• 1st TOP: Tower (9-28th)

• 2nd TOP: Tower (2-5th)

•Podium(retail)

• 3rd TOP: Apartments

Strength & LimitationsThe advantages:

The construction work is more closely integrated into the management of the project.

The construction project can start early as the design and construction phase can overlap with good planning, control and careful packaging of construction works by the management contractor.

Since the Concourse project is a complex project and involves a considerable amount of subcontracts and contractual interfaces, the management contractor can manage and coordinate the project better compared to traditional arrangement. In the traditional arrangement, the architect may overlook certain critical aspects especially the interfaces between different trades.

The main weakness of such contractual arrangement is that the works are divided into many smaller work packages which cause coordination problem among many subcontractors.


Constraints and Problems using Construction1) 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 condition.

2) When the works picked up again in 1990, demolition and strengthening works had to be carried out before actual works began.

However, before such activities could be carried out, the basement had to be dewatered as it was flooded.

This incurs additional cost for the client.

3) Delays due to poor progress of work by subcontractors & Coordination problems due to many subcontractors involved

Construction of RC core at Tower block was initially slow using traditional RC construction with timber formwork. The construction of 12 columns around the Tower block was slow too as they to be cast in small section due to heavy reinforcements.

Thus, delaying other subcontractors’ works such as truss erection, bondek etc

Work was speed up using jumping formwork for core from around 12th onwards.


Design & Construction

Tower Block - 42 Storeys

Purpose : Commercial Office Units


…Continue

Podium: Together 11 storey

8 Storey Service Apartment

Comprising 87 units


Continue…

Retail - Shopping mall

Shops and restaurants

Occupying 1 basement

& 2 storeys


Continue…Structural System

Podium Block: Frame structure constructed with traditional RC construction

Tower Block:Construction adopts the RC core wall system

with cantilevered steel beams for office tower.Exterior by Aluminium claddingFloor is by Bondek System

Typical Floor @ Tower Block

Void Area

Core

Office

East Wing

Offices are located at east wing from 2nd to 5th storey

6th level is RC flat roof with skylight over 5th level

7th & 8th storey are being occupied by the main air-conditioning & mechanical plant room

CoreOffic

es

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 10,14,18,22 11,15,19,23 30,34 31,35

14th

10th

Elevation View


Services:

Automatic swinging entrance 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 11pm 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 Circuit Television) system for security:

Installed at common areas at podium and tower block eg lift lobby

Monitored in Fire Command Centre

Air-conditioning System:

Centralised chilled water system for podium and tower block with AHU on every floor

Use of VAV system (variable air volume system) for 2nd to 5th floor of tower block (East Wing).


Uniqueness1) The building adopts the Building Automation System (BAS): Where the 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 extra space available at the roof terrace is to be utilised for future expansion for more office units. The management has successfully applied for the permission to convert the roof terrace into office units. As the units are currently occupied, the expansion plan may have to be postponed.


Mechanical BridgeMechanical Bridge

Link Between Tower & PodiumLink Between Tower & Podium


-Use of sky light for the shopping area

At 3rd Level Podium

Documents

BU4102 INTEGRATED CONSTRUCTION TECHNOLOGY Introduction Proposed 42-Storey Office/ Commerical/ Residential Complex with 2 Basements Comprising an 11-Storey