FEASIBILITY REPORT
For the proposed building at Gangaramaya temple
Colombo, Sri Lanka.
Ayesha Perveen Anthony
CONTENT INDRODUCTION 02 SITE INTORMATION 03 SITE LOCATION 04 THE BUILDING 05 OUTLINE BRIEF 06 BLOCK PLANNING 07 SCHEDULE OF ACCOMADATION 08-11 SURVEYS 12-13 STATUTORY AUTHORITIES 14 CONSULTANTS 15 COST ESTIMATE 16-17 FEES 18 TIMESCALE OF STAGES 19-20 TIME SCALE OF WORKS 21 PROCUREMENT 22 TENDER DOCUMENT PACK & MEETING 23 PROJECT COMPLETION 24 CONCLUSION 25
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Introduction The proposed thesis project “The temple of Wicca” is a highly dedicated complex for the community of Wiccans (descendants o f a b o r i g i n a l w i t c h c r a f t ) . “ Wi c c a c u l t u r e ” s h o w s s t r o n g c o n n e c t i o n s t o t h e H i n d u i s m t h r o u g h Ay u r v e d a , c h a k r a , yanthra, manthra and thanthra which are also common in Buddhism. Due to these religious connections and the historical backgrounds in Asian countries, even today m o s t o f t h e p e o ple have faith in Wicca and they tend to seek for better lives through their own believes. T h e c l i e n t M r. S u m a n a d a s a A b e y g u n a w a r d e n a , t h e o f f i c i a l astrologist of Sri Lankan president, is an internationally a c c l a i m e d person in astrology as well as a well-known author. He is the founder of Sumanadasa Abeygunawardena international school for astrological studies which c o n s i s t s t h e o n l y a s t r o logical library in South Asia. Client vision is to raise a voice to protect a specific community which is whole world is curious about today.
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Designing a public space with education centers and entertaining areas where both local and foreign people can understand and sense the real message of this community “Harm none, do as you will” is the main goal which has to achieve to fulfill client’s need. The ultimate objective of this report is to conclude the feasibility of the proposed project. Figure 02
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Figure 01: Lakbima News paper- 2013.07.21 Figure 02: A ritual from “Dewolmaduwa-Thelme Dance” in Sri Lanka. http://www.visitslpc.com/culture-a-heritage/dancing/dewolmaduwa.html Figure 03: A perfomance from “Dewolmaduwa- Malyahan natuma” in Sri Lanka. http://www.visitslpc.com/culture-a-heritage/dancing/dewolmaduwa.html
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S I T Figure 04
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SITE LOCATION Proposed project site location is located at the vicinity of the famous temple “The Gangaramaya�, Colombo. Selected temple has also attached to a building complex which is functioning as a vocational training center (the proposed site building complex). This famous architectural development in Colombo consists multinational architectural features which indirectly encourage selecting the project location. Even though Buddhists in Sri Lanka follow Theravada Buddhism, a keen touch of Mahayana Buddhism is also visible in the temple. Beyond those main separated areas, there are other places which have been allocated to different Eastern cultural gods and worriers. Eventually these multinational cultural features attract a lot of local and foreign people to the proposed site location.
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OTHER KEY LOCATIONS
As highlighted before the site is located in the heart of the Colombo city. Hence location is very much close to several leading hotels including Taj Samudra Hotel, Cinnamon Grand Hotel, and Hilton Colombo. It offers a wide opportunity for the project in terms of the spectators, since almost all these hotels are crowded with local and foreign guests throughout the year. Apart from that several public gathering places including Crescat Boulevard, Liberty Plaza shopping complex Galle face green, are within 2 km range from the site location which enhance the potential of the selected site location. There are plenty of upcoming mix development within this area including a high end shopping mall and couple of high rise residential buildings.
Figure 04: Sri Lanka _ google map-2014 Figure 05: Colombo city _ google map-2014 Figure 06: Gangarama temple/Beira Lake site location google map-2014 Figure 07: Wicca alphebet/Salem witch trials
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Figure 08: Cinnamon Grand Hotel, Colombo http://www.tripadvisor.com/ Figure 09: Hilton Hotel, Colombo http://www.kapruka.com/ Figure 10: Crescat Boulevard, Colombo http://www.kapruka.com/ Figure 08
Figure 11: Taj Samudra Hotel Colombo http://digirepublik.com/
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Figure 12: Galle Face Green, Colombo http://www.pbase.com/ Figure 13: Liberty Plaza, Colombo http://www.panoramio.com/
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4 TRANSPORTATION AND SITE ACCSESS Access to the site location is possible via several methods. By Bus: Access is possible from any direction of the Colombo city from 6:00 am to 11:00 pm. By Taxi or Personal Vehicle: Access is possible from any direction o f t h e C o l o m b o c i t y. Ti m e d u r a t i o n depends on the location and the period of the day which someone starts the journey due to the heavy traffic condition in Colombo. By Train: Colombo doesn’t have any metro rails within city. If a guest w a n t s t o r e a c h the location via train from outside t h e C o lombo area he/she can reach the s i t e v i a s e v e r a l r a i l w a y s t a t i o n s including Colombo fort and Kollupit y a railway stations. Depending on the location start it takes around 30 minutes to 7 hours to reach the site location from all over the country.
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ACCESS TO THE FACILITIES
Pr o p o s e d l o c a t i o n i s c l o s e t o m a n y f a cilities and services. A special branch of “Sampath Bank PLC” is very much close to the location and it offers a continuous service from 7:00 am to 10:00 pm. Apart from that several other locations of ATM’s and Bank Branches are available closer to the site locations.
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Several food outlets including two most p o p u l a r f o o d c o u r t s i n C o l o m b o “Crescat” and “Majestic City” also l o cated within 5 minutes drive distance from the site location.
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The leading private medical facilities a n d t h e C o l o m b o general hospital also located in the vicinity of the project location.
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All these facilities and services make this site location viable for this project and offers greater flexibility to all its stake holders starting from the construction to the operation of the facility.
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Figure 19 Figure 20 Figure 19: Walking map _ www.aboutcolombo.lk Figure 20: Wicca alphebet/Salem witch trials
5 THE BUILDING The vocational training center (proposed building complex) is very next to the Beira Lake which offers the ideal atmosphere to design a spiritual place for a group of people who have an eternal bond with the nature. The outdoor landscape surrounding of the lake has been designed as a public gathering space with jogging tracks which runs all around the lake and another isolated Island which is connected to a bridge and people use this as a leisure place. The Hexagonal shape of the building structure directly connects with many religions such as Hinduism, Buddhism and Judaism as they use it as a very important symbol in their culture.
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Figure 15 Figure 14: Gangaramaya site location _ google map satellite-2014 Figure 15: Seema malakaya & the proposed building complex_ photograph by Chamitha Senadheera Figure 16: Vocational training center (proposed building)_ photograph by Chamitha Senadheera Figure 17: Symbol “The Star of David”_ http://www.jesus-is-savior.com/ Figure 18: Symbol “The Heart Chakra” _ http://www.shalagram.ru/
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12 SURVEYS Pr i o r t o s t a r t t h e r e f u r b i s h m e n t s / constructions comprehensive set of surveys are essential to have proper design inputs and fine tune its parameters. Ultimate outcome of the process is to verify whether the existing technical parameters are providing sufficient details to the design consultants. For this proposed project there are s e v eral surveys that will need to fulfill the required outcome. 1) 2) 3)
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Building structural survey Electrical survey Mechanical and Plumbing survey
Figure 21: Witchcraft Museum, Boscastle, UK http://www.tripadvisor.co.uk/ Figure 22: Witchcraft Museum Location_ near the harbour, Boscastle, UK http://www.tripadvisor.co.uk
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Figure 23: Exibits of the museum http://crookedways.wordpress.com/ Figure 24: Inside the Museum of Witchcraft John Hooper / Hoopix / Museum of Witchcraft UK Figure 25: Inside the Museum of Witchcraft http://cornishwitchcraft.co.uk/
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Figure 26: Royal Hindu Shrine, Bali, Indonesia _ http://www.hinduhumanrights.info Figure 27: Golden Temple, Amritsar, India _ http://freefreshwallpapers.com/golden-temple-amritsar/ Figure 28: Golden Temple Entrance _ www.wallsave.com Figure 29: Golden Temple Inside _ www.panoramio.com
Building Structural Survey This survey will undertake all necessary structural analyses for the existing building structures under the effect of various types of possible loads. Ad d i t i o ns a n d a m en dm en ts t o t h e e x i s t ing structures will be finalized b a s e d o n t h e o u t c o m e o f t h e s u r v e y.
Electrical Survey
Re q u i r e d p o w e r t o t h e p r o p o s e d n e w building will be different than the existing system. This survey will analyze the existing building power usage and wiring. The survey will be necessary to conduct prior to any demolishing works to avoid any safety issues during the construction period.
Mechanical and Plumbing Survey
Exiting plumbing network, pumps and air conditioning systems will come under t h i s c a t e g o r y. Pr o p e r e v a l u a t i o n o f t h e existing system leads avoids unnecessary amendments to the existing structure and less demolishing works. This analyze will give comprehensive set of AutoCAD drawings of the existing system.
14 Statutory Authorities Project must get all necessary approvals from below statutory bodies in order to commence the work. a.) Gangaramaya Temple Mainly the present owner of the project site location is the Gangaramaya Temple. Prior approvals must get and negotiated with the temple in order to select the location for proposed project. b.) Urban Development Authority All the developments and refurbishments within any urban area shall be channeled through UDA to get necessary approvals. Necessary forms and guidelines have been provided by UDA and freely available for its clients (E.g. Street Lines, Building lines, Land to Building Ratios)
c.) Colombo Municipal Council Colombo Municipal Council (CMC) is the main statutory body for the necessary approvals for the constructions within its city limit. It has been published comprehensive set of guide lines to get the necessary approvals and listed below: I) Clearance regarding underground storm water and foul swere obtained within 2 years II) Street Line and Building Line Certificates III) Clearance for low lands, canals and drainage reservations. IV) Central environmental Authority Clearance V) Clearance for historical and architectural buildings VI) Clearance for High Tension Electricity Lines VII) Fire Clearance VIII) Solid Waste Management Clearance IX) Security Clearance
Figure30: Gangaramaya Temple, Colombo, SL _ gangaramaya.com Figure 31: UDA Logo, Sri Lanka _ www.uda.lk Figure 32: Sri Lanka Ports Authority Logo _ www.slpa.lk Figure 33: SLSEA logo _ www.energy.gov.lk
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d.) Sri Lanka Ports Authority Existing drainage system and Beira Lake maintained by Sri Lanka Ports Authority. e.)
Ceylon Electricity Board
f.) Sri Lanka Sustainable Energy Authority. (SLSEA) SLSEA is providing guidelines and regulations for building energy codes. Although it’s not mandatory to get the SLSEA building code certificate it’s recommended to have this for better operational efficiency of the facility.
Figure 30
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15 Interior Designer/Project Manager Beyond aesthetic view of the project this role also provides the efficient and functional use of the building space. Interior designer also involve with selection and/or customize furnishers, lighting, alteration t o the existing structure and design internal space. Being the key concept designer for the project, interior designer also appointed as the project manager for better efficiency of the project. Interior designer also has the responsibility of preparing the feasibility study report for the project. Quantity Surveyor The role of a quantity surveyor is to manage the costs relating to the entire project. From the initial stage of the project to the final commissioning stage quantity surveyor expects to minimize the cost while assure the project meets all legal and quality assurances as per the local and foreign standards.
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Structural Engineer Structural engineer analyzes and design structural components of the existing new building structure. Structural alterations to the system must be evaluate and supervised under the structural engineer. He/she may consider architect’s and interior designer’s inputs for the final structural amendments and/or designs to ensure the end user comfort and safety.
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MEP Engineer MEP engineer shall design, select and monitor all necessary equipments related to mechanical, electrical and plumbing systems. Selection and design procedure will be suitable for the architectural and interior designing consultant’s requirements. MEP engineer shall always ensure the designs according to the international and local regulations (E.g. ASHRAE, IEE Wiring Regulations)
u l Figure 34
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Figure34: Sri Sambuddha Jayanthi Building Complex, Colombo, SL _ http://www.maga.lk/ Figure 35: Sri Sambuddha Jayanthi Building Complex, Colombo, SL _ http://www.maga.lk/ Figure 36: Sri Sambuddha Jayanthi Building Complex library _ http://www.maga.lk/ Figure 37: Sri Sambuddha Jayanthi Building Complex theatre _ http://www.maga.lk/
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22 Different procurement methods are a v a i l a b l e f o r p r o j e c t s i n t h e i n d u s t r y. Selection of the method shall be based o n t h e q u a l i t y, s t a n d a r d s , p r i c e a n d d e l i v ery/completion time. Available metho d s f o r t h i s p r o j e c t a r e : Competitive Bidding/Tender Procedure “Institute for Construction Training and Development” (here after ICTAD) has been published comprehensive standard bidding process documents in Sri Lanka. It assures the better safety and accountability of all necessary processes and issues a s s o c i ated with pre bid and post bid stages of the project, as per the local legislations and regulations. 01) 02) 03) 04)
ICTAD Standard Bidding Document-01 ICTAD Standard Bidding Document-02 ICTAD Standard Bidding Document-03 ICTAD Standard Bidding Document-04 Design and Build Contracts
Negotiated Contracts Apart from the ICTAD standard procurement process, procurement via negotiated contracts are also practice in the indust r y f o r b e t t e r flexibility and assurance of the solution/ product. Usually client and/or design team select particular sub c o n t r a c t o r, s e r v i c e p r o v i d er or supplier directly a n d negotiate the price and solutions. When the required service or the solution is provided by few parties it will lead to negotiated contracts. If the client and/ or design team experience better performance from the selected party b e f o r e , i t w i l l a l s o l e a d t o t h i s t y p e of procurement process. Once negotia t e d , i t ’s recommended to follow basic guidelines b y I C TA D i n a g r e e m e n t p o i n t o f v i e w f o r better assurance of the end product or solution.
Best option for this project shall be select based on the situation. It’s advisable to select the method based on actual site conditions, project situation and other influential factors.
Figure 38: ICTAD Publication 01 www.ictad.lk Figure 39: ICTAD Publication 02 www.ictad.lk Figure 40: ICTAD Publication 03 www.ictad.lk Figure 41: ICTAD Publication 04 www.ictad.lk
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23 Tender Document Pack
Meetings
Practical Completion of the Project
Content of the tender document pack will be decided based on the method selected under the procurement method. General t e n d e r d o c u m e n t p a c k a s p e r t h e I C TA D guidelines will contain: a . ) I n s t r u c t i o n s t o t h e Te n d e r b . ) Pr o j e c t I n t r o d u c t i o n c . ) S t a n d a r d Te n d e r f o r m s a c c o r d i n g t o t h e I C TA D d . ) Advance payment and performance b o n d l e t t e r d r a f t s a s p e r t h e I C TA D e.) Bill of Quantities f . ) Specifications of the materials, equipments and fixtures g.) Pr o j e c t A u t o C A D D r a w i n g s h.) Approvals from statuary authorities i.) Special notes to the contractors Guideline and contents for the negotia t e d contracts are more or less similar to the above. There may be some customized conditions and/or procedures depending with the mutual understanding of contract parties.
Every project involves various types of people and parties from construction s t a g e t o t h e o p e r a t i o n a l s t a g e . Re g u l a r meetings are important to run a smooth project. Starting from a less frequency and towards the end of the project, it will increase to assure the project del i v e r a b l e on time and as per the design.
The contract administrator certifies practical completion when all the works described in the contract have been carr i e d o u t . Pr a c t i c a l c o m p l e t i o n i s r e f e r r e d t o as ‘substantial completion’ on some forms of contract. Certifying practical completion has the effect of:
Mainly a project m e e t i n g w i l l b r i n g a l l s u b c o n t r a c t o r s , d e sign consultants and client representatives in to a one table to discuss about next week plan, matters arise during the construction and progress briefs of individual parties.
• (an due they
Most of the time meeting will be chaired by the project manager and/or one of the client representatives. Every meeting will be recorded and circulate minutes among participants for better communication of the decisions taken during the meetings.
Figure 42: Existing Site Model _Self Made Model Figure 43: Existing Site Model _Self Made Model
Re l e a s i n g h a l f o f t h e r e t e n t i o n amount retained from payments to the contractor to ensure that complete the works).
• E n d i n g t h e c o n t r a c t o r’s l i a b i l i t y for liquidated damages (damages that become payable to the client in the event that there is a breach of contract by the contractor - generally by failing to complete the works by the completion date). • Signifying the beginning of the defects liability period. Documentation that should be issued to the client on certification of practical completion may include: • • • • •
A d r a f t b u i l d i n g o w n e r’s m a n u a l . A b u i l d i n g u s e r’s g u i d e . The health and safety file. The building log book. A construction stage report.
Once the certificate of practical completion has been issued, the client takes p o s s e s s i o n of the works for occupation. h t t p : / / w w w. d e s i g n i n g b u i l d i n g s . c o . u k / w i k i / Pr a c t i c a l _ c o m p l e t i o n Figure 42
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Figure 44
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Defect Liability Period
Hand over
The defects liability period begins upon certification of practical completion and typically lasts one year period of time. During this period, the client reports any defects that arise to the consultants/ administrators who decide whether they are defects in the works (i.e. works that are not in accordance with the contract). If the consultants consider that they are defects, then they may issue instructions to the contractor to make good the def e c t s within a reasonable time. It is the cont r a c t o r’s responsibility to identify and rectify defects, not the clients. At the end of the defects liability perio d , the contract administrator prepares a schedule of defects, listing those def e c t s that have not yet been rectified, and agrees with the contractor the date by which they will be rectified. The cont r a c t o r must in any event rectify defects within a reasonable time. When the contract administrator conside r s that all items on the schedule of defects have been rectified, they issue a certific a t e of making good defects. This has the effect of releasing the remainder of any retention and results in the final certificate being issued. It is important to note that the defects liability period is not a chance to correct problems apparent at practical completion; it is a period during which the cont r a c t o r may be recalled to rectify defects which a p p e a r. I f t h e r e a r e d e f e c t s a p p a r e n t before practical completion, then these should be rectified before a certificate of practical completion is issued.
At this stage project is fully completed. Commissioning has been completed and documented against design standards for c o n s u l t a n t ’s a p p r o v a l . U s u a l l y a t t h i s stage contractor should submit the system maintenance manual and user guidel i n e s (i.e. especially for equipments and machine) to the client. Contractor, Consulta n t a n d Client will sign all the handing over documents to certify the construction.
( h t t p : / / w w w. d e s i g n i n g b u i l d i n g s . c o . u k / wiki/Defects_liability_period)
Final Account Preparing the final account is the process of calculating and accepting any adjustments to the contract sum (the amount originally set out in the contract to be paid to the contractor for completion of the works) so that the amount of the final payment can be determined. The amount of the final payment is then set out in the final certificate (or final statement). The contract sum may need to be adjusted for a number of reasons, including: Variations, Fluctuations, Prime cost sums, and provisional sums.
Figure 44: Serpentine Gallery Pavilion design by Herzog and de Meuron and Ai Weiwei_ 3D Model archinect.com Figure 45: Serpentine Gallery Pavilion design by Herzog and de Meuron and Ai Weiwei milimet.com Figure 46: Serpentine Gallery Pavilion design by Herzog and de Meuron and Ai Weiwei milimet.com
6 The Brief
Key Design Concepts and Highlights
U l t i m a t e o u t c o m e o f t h e p r o j e c t “ T h e Te m p l e o f Wi c c a ” i s t o d e v e l o p a c e n t e r f o r wiccans as a community center. Although its history goes beyond 2500 years still conc e p t a n d i d e a o f “ Wi c c a ” i s e x i s t i n m o d e r n s o c i e t y i n d i f f e r e n t v e r s i o n s .
o Concept must address community of wiccans as well as attract general public to spread the original message “Harm none, do as you will” within the s o c i e t y.
C l i e n t ’s i n t e n t i o n f o r t h i s p r o j e c t i s t o i n v e s t o n m o d e r n d a y f a c i l i t y t o p r o t e c t this specific culture. Starting from the building shape (i.e. hexagonal) client i n t e n tion of having this building has been assured with various design features. Core area of the building has been designed as an area to perform rituals and events s p e c i a l l y r e l a t e d t o A s i a n Wi c c a n s ( c o m b i n e d w i t h B u d d h i s m a n d H i n d u ) . T h e c l a i m e d area is design such that to indicate the relationship between earth, water and fire. Lake near to the building will give immense design opportunity to the performance area with modern day features. Having said its more than 2500 years old history, client also wants to present evolut i o n o f t h e c o m m u n i t y, t o i t s g u e s t s w i t h c o n c e p t s , g r a p h s , m a t e r i a l s , i m a g e s a n d v a r i o u s t y p e s o f h i s t o r i c a l c o l l e c t i o n s r e l a t e d t o Wi c c a c u l t u r e . Pr o p o s e d m u s e u m a r e a w i l l fulfill the need with various methods of displaying and presenting areas of its history t o e d u c a t e t h e c o m m u n i t y. A l t h o u g h t h i s c e n t e r i s d e d i c a t e d f o r Wi c c a n c o m m u n i t y, t o m a k e i t m o r e a t t r a c t i v e to public and tourists, this center also facilitated with an entertaining area. Main int e n t i o n o f t h i s a r e a t o o f f e r s h o p p i n g f o r m a t e r i a l s r e l a t e d t o Wi c c a a n d f a i t h h e a l i n g c e n t e r will arouse the curiosity of people. In house food center has to be included in the design which enhances the attractiveness to its guest.
o All age groups have to be addressed from youngest one to the oldest one. o The design should reflect the early day design features of the Sri Lankan history o Design should incorporate the use of natural resources and shall indicate the link between the human and nature. o Being a gathering place, design must assure the flexible movement patterns to it guests within the building.
Figure 47: : A ritual from “Dewolmaduwa- in Sri Lanka. http://www.visitslpc.com/culture-a-heritage/dancing/dewolmaduwa.html Figure 48: A perfomance from “Dewolmaduwa- Malyahan natuma” in Sri Lanka. http://www.visitslpc.com/culture-a-heritage/dancing/dewolmaduwa.html Figure 49: A ritual from “Dewolmaduwa- in Sri Lanka. Figure 42
Figure 42
Figure 43
http://www.visitslpc.com/culture-a-heritage/dancing/dewolmaduwa.html
7 Block Planning The ultimate goal of this space is to protect a very specific community throughout educating the people and sharing the real Wi c c a n c u l t u r e w i t h t h e m . I t i s i m p o r t a n t to understand the whole space as one concept in order to spread the original m e s s a g e f r o m Wi c c a c o m m u n i t y. “Harm none, Do as you will�
Entrance hexagon will be the starting point which mainly provides informat i o n s to the guest about the whole plan and time schedules of this space. Next the guest can decide which way he/she should g o . Th e M u s e u m s h a l l o p e n f r o m 1 0 a . m 6 p . m a n d t h e L a k e Vi e w Pe r f o r m a n c e Theatre will be occupied according to a time schedule since most of the rituals are done at the night time. Apart from that the Shopping Arcade, Faith Healing Center and On the Go food Court are open for services from 10 a.m. to 10 p.m.
SCHEDULE of ACCOMODATION To p r o v i d e a g e n e r a l i d e a o f t h e a c c o m modation layout, illustrated block plans are below; these are subject to change as the project flows to the final stages.
Entrance hexagon: Mainly to guide the people through the space. I n f o r m a t i o n C e n t e r, Ti c k e t C o u n t e r
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Public shopping arcade: Three hexagons attached together
1& 2 hexagons Provides a unique shopping experience with dedicated products to this community. 3rd hexagon has been allocated for a Faith healing Center to heal and entertain people.
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The Museum: Mainly to educate people through ancient exhibits from all around the world.
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The On The Go Food Court : To provide a refreshment to the public. Herbal drinks and snacks will be sold.
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Lake View Ritual Theatre: A special area which has dedicated to perform rituals and considerable seating area
will be provided for the guests.
25 CONCLUSION This feasibility study clearly justifies the investment on proposed project and how valuable it is. The uniqueness of the concept will increase the opportunities to the client. B e i n g a c o u n t r y w h i c h i s h a v i n g m o r e t h a n 2 5 0 0 y e a r s o f h i s t o r y, S r i L a n k a i s o n e o f the most popular destinations for a lot of tourist in the world. Having no legal acts against this subject in Sri Lanka is an advantage to the proposed project. Selected location for the project is centered in heart of the Colombo and easy to access from leading hotels and public gathering places which enhance the opportunities. Pr o p o s e d d e s i g n s c h e m e i n c o r p o r a t e s a p e r f o r m a n c e c e n t e r, m u s e u m , e n t e r t a i n m e n t area, office area and food court. Estimated pure construction cost for the project would be around LKR 40 million. From design stage to the completion stage estimated duration for the project is 1012 Months. Finally to conclude this project is viable as well as the first of this nature in South Asia.