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BU4102 INTEGRATED CONSTRUCTION TECHNOLOGYIntroduction Proposed 42-Storey Office/ Commerical/ Residential Complex with 2 Basements Comprising an 11-Storey Residential 87 Units/ Commerical

BU4102 INTEGRATED CONSTRUCTION TECHNOLOGY

Introduction

Proposed 42-Storey Office/ Commerical/

Residential Complex with 2 Basements

Comprising an 11-Storey Residential (87 Units/ Commerical Podium & 42-Storey Office Tower

on URA Land Parcels 94 & 95 T.S 13 at Beach Road

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

3 Net Rentable Area:

i) Podium (excluding service apartments) = 106704 ft 2

– 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

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 &

1 st level of Podium & Tower

Building Delivery Process

Contract 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 1990

Developer/ 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

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

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 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

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 …

Strength & Limitations

The 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.

BU4102 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 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 12 th onwards.

BU4102 INTEGRATED CONSTRUCTION TECHNOLOGY

Design & Construction

Tower Block - 42 Storeys

Purpose : Commercial Office Units

BU4102 INTEGRATED CONSTRUCTION TECHNOLOGY

…Continue

Podium: Together 11 storey

8 Storey Service Apartment

Comprising 87 units

BU4102 INTEGRATED CONSTRUCTION TECHNOLOGY

Continue…

Retail - Shopping mall

Shops and restaurants

Occupying 1 basement

& 2 storeys

BU4102 INTEGRATED CONSTRUCTION TECHNOLOGY

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 cladding

Floor 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

Co re

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

BU4102 INTEGRATED CONSTRUCTION TECHNOLOGY

Services:

Automatic swinging entrance doors

1 st to 24 th storey

25 th to 31 st storey

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.

Use of VAV system (variable air volume system) for 2nd

to 5th floor of tower block (East Wing).

BU4102 INTEGRATED CONSTRUCTION TECHNOLOGY

Uniqueness

1) 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

BU4102 INTEGRATED CONSTRUCTION TECHNOLOGY

Mechanical Bridge

Link Between Tower & Podium

BU4102 INTEGRATED CONSTRUCTION TECHNOLOGY

-Use of sky light for the shopping area

At 3rd Level Podium