Strategic and Technical Report by Callum Stubbings

Reverberating Streetscape

// The Disrupted Streetscape

Illusions and Affiliations Vol 1 -2019

// Strategic Report and Technical Studies // Callum Stubbings // MArch Architecture RIBA ARB Pt II

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//Contents

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// Volume 01: Strategic Report 00

Introduction

Studio Agenda Studio Ethos

Design Development

Semester 01 Design Brief Strategic Priorities Layering of Hong Kong? Proposed project and Site Hong Kongs Vision? Transportation in Hong Kong Business-oriented City

02 Legislative Framework Administrative Divisions Governmental Structure Legal Constraints (zoning) Special Purpose District and Current Master-plan?? Planning Application process Building Regulation CDM regulations Organisation of expo Construction process 03

Project Management

Stakeholders Procurement routes Design team and specialists Indicative program

Procurement and Cost

Cost management and in-use cost Public-Private partnership contract Cost analysis and management Project Value

Conclusion

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// Volume 02: Applied Technical Studies 06

Structural Development

Initial design section Technical priorities Exploded structural components isometric Primary girder system? Structural Hierarchy Structural Renders Detailed Drawings Large format pull-out posters? 07

Environmental Strategy

Solar gain Facade systems Natural lighting Cooling Heating Acoustic 08 Construction Strategy Construction process and phasing strategy 09

Conclusion

Conclusion Bibliography

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Callum Stubbings

// Introduction

Reverberating Streetscape

Illusions and Affiliations Vol 1 -2019

// Volume 01: Strategic Report 00

Introduction

Studio Agenda Studio Ethos

Design Development

Semester 01 Design Brief Strategic Priorities Layering of Hong Kong? Proposed project and Site Hong Kongs Vision? Transportation in Hong Kong Business-oriented City

Project Management

Stakeholders Procurement routes Design team and specialists Indicative program

Procurement and Cost

Cost management and in-use cost Public-Private partnership contract Cost analysis and management Project Value

Conclusion

Conclusion Bibliography

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//Disrupted Streetscape

//Allusions and Affiliations

//Studio Ethos

1. At DS 13 we are interested in the capacity of architectural form to enable specific aesthetic encounters. We are interested in how architecture can produce effects and, through these effects, can solicit affect, or shape the qualia of our sensed experience. We call this disciplinary approach effectual formalism. 2. Architecture can be political only as it produces other worlds, as it aesthetically disrupts the real in order to advance public imagination and to produce new subjectivities. 3. All political movements begin as aesthetic movements which distribute sensible information in such a way that allows new communities to be built and new sets of relationships to be understood. In this sense we see effectual formalism as a way to produce a politically engaged form of architecture. 4. We are interested in Object Oriented Ontology, and the writings of Graham Harman and others. We are especially interested in the tension between an object and its qualities and how this tension can be co-opted to provoke aesthetic experiences that allows one to see that object as if for the first time, to make that object look novel, to defamiliarize the object. 5. To defamiliarize is therefore not to see something new but rather to see in a new way. 6. We have an interest in how established typologies that have perhaps become staid or their affiliated cultural practices have become rote, can be reinvigorated through defamiliariazation or estrangement to become (again) broadly enfranchising.

DS13 is a design studio at the University of Westminster run by Andrew Yau - a design director at Urban Future Organization, an international practice and design research collaborative, and Andrei Martin - a partner at PLP Architecture, a London-based design practice. At the core of each creative discipline is the production of a body of effects that shapes the way we relate to the world and each other. At DS13 we are interested in disciplinary specificity, in the effects specific to architecture. We believe that architectureâ&#x20AC;&#x2122;s relevance, its engagement with the world and its sense of agency derive from its ability to generate effects and, through these effects, to produce affect, thus shaping human experience. We categorise affect as a set of forces other than rational thought that drive us to act. Affect is perhaps closer to mood, atmosphere and sensation. DS13 operates as an applied think-tank, performing cultural analysis and design research. This year, through the context of New Yorkâ&#x20AC;&#x2122;s urban transformation, we will look at the role, relevance and political agency of architectural objects in a cultural landscape defined by affect.

The random complexity of architectural elements offer a sense of surprise through the disrupted streetscape of Hong Kong. This is produced through the layering and compartmentalisation of architectural elements including stairs, bands and neon signs. These elements produce a random variation of hard and soft shadows, light and a variation of layers and extrusions that bring anticipation and surprise when walking Hong Kong. Can a repurposing of the disrupted streetscape be taken inside and amplified by harnessing the random and the surprise to offer a journey thats foreign to its user. The proposed design is situated next to the HSBC building to capture the static nature of the Hong Kong business district. The primitives are combined to disrupt the vertical nature of Hong Kong and to blur the lines between the inside and out. The nature of the inside out is uncommon in Hong Kong and will offer a sense of surprise and random complexity to enhance the market hall typology by allowing users to remain in the space for longer.

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// Semester One

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Samples and De familiarisation In semester one the studio was dealt the task of highlighting a architectural facade detail or what was called a sample. By using this sample we defamiliarised its perception and effect to give this detail a new life and purpose. Here, the social club has taken effects of depth, shadow and directionality from the sample and used it to juxtapose the existing architectural language of Hong Kong to give light to a new social club.

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// Design Development

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Design Brief Thesis Abstract

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//Reverberating Streetscape Hong Kong is defined as a hybrid between the East and West. The journey through its reverberating streetscapes offer points of attraction, when viewed together offer a disrupted concentration of architectural elements native to the user however foreign in its placement. These elements such as signs, stairs and bands crate an oscillation between the 2d and 3d and create various views of perception through shadow, depth and transparency. The streetscapes offers various effect through its journey of excitement, suspense and perception. Can the multiplicity of fluctuating streetscapes interact with the oscillation between mood and program vertically and in turn be amplified through a series of effects which reinvigorate the atmosphere of the street? The primary object extends vertically through the central business district with a set of stacked samples creating their own unique streetscape journey within. The samples are comprised as a set of stacks which lead into one another whilst interacting with the normative space in the periphery. The samples pierce the void and offer a sense of calm in the charged interiority of the primitive. The hierarchical layering of the proposal begins with the podium which draws users in to the intensified streetscape and is comprised of food, retail and public space. Through the stacking of samples we experience a journey through various programs of public and private spaces which include a hotel and office. This tension between the public and private offer a enhancement of the atmospheric projections within the primary object. These journeys through the streetscapes are amplified through a series of effects being reverberation, excitment and suspense. This offers visitors new perceptions of the Hong Kong streetscape internally an externally.

Strategic Priorities Samples

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//Project Summary: The proposal is a reverberating vertical streetscape situated in a mixed use typology. It serves as a cultural district enhancing the diversification of work and play.

//Site Location The site is located in the Central Business District of Hong Kong. Due to the lack of land available for development on Hong Kong island the government is proposing a land utilisation technique which proposes redevelopment of old building sites and development of run down or unused areas. The site in question is situated in charter park which can be developed into a skyscraper which can repurpose the land and park specifically in to the structure.

//Vested Interest: Private Investers MTR Coporation

The MTR Corporation runs the Transit railways in Hong Kong and is also one of the main developers in Hong Kong. Due to the location of the site, MTR would have an interest due to their proposed railway which is close to the site location.

Hong Kong Government

The Hong Kong government would have vested interest in the project due to the scale and

//Primary Client CK Asset Holdings Limited

//Social Drivers To provide a vertical streetscape where the users from the Central business district and visitors have a space to buy, sell, entertain and provide public amenities within the area.

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//Reverberating Streetscape Hong Kong Island has the most skyscrapers in the world and boasts great engineering feats within the subtropical mountainous landscape, however Hong Kongs charm begins within its streetscapes of colourful palettes.

These streetscapes combine an unsystematic production of utilities on the facades of its buildings which crate a random complexity that stands out to any visitor. These elements not only have a technical use due to its placement but also create a montage of 2d and 3d imagery as you walk its streets. This stacks and layers different effects and moods as you walk down narrow alleys or wide busy streets. Can the multiplicity of fluctuating streetscapes interact with the oscillation between mood and program vertically and in turn be amplified through a series of effects which reinvigorate the atmosphere of the street?

Reverberation through sampling //01 - Bands - seperation of low/high level, distortion of perspective; //02 - Neon Signs - enahncement of shadow and reflection //03 - Awnings; //04 - Air-conditioning - extrusions of facade layering; //05 - Extrusions and protrusions - juttering expression of reverberationg to create a series of effects through the different streetscapes; //06 - Stairs - Change the motion of the viewer through various streetscapes

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02 01

Stereotomic Operations //01 - Site Extrusion //02 - Twist middle section to enhance views towards the harbour //03 - Pinch the corner to emphasise the section //04 - Join the second primitive for //05 - Final Primitive

Sampling //01 - Primitive form //02 - Samples The samples sit as a number of stacked vertical streetscapes creating tension and tranasitions from one to the other to enhance the effect of the streetscape.

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Site Location and Context

03 06

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site

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05 04

//01 - Governmental Buildings //02 - Proposed Site //03 - HSBC Building //04 - Promenade //05 - Ferry Terminal //06 - IFC Building //07 - IFC xxx

location

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//Hong Kong

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District Councils

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// Existing Demographics

District Population

Sha Tin

156801

Kwun Tong

156801

Yuen Long

156801

Eastern

156801

Kwai Tsing

156801

Tuen Mun

156801

Sai Kung

156801

Wong Tai Sin

156801

Kowloon City

156801

Shem Shui Po

156801

Yau Tsim Mong

156801

Tsuen Wan

156801

North

156801

Tai Po

156801

Southern

156801

7,391,700 people

(Hong Kong 2017)

Central and Western 156801 Wan Chai

156801

Islands

156801

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100

200

District Councils

300

400

500

600

700

Thousand Persons

1050 sq.km

The graphs show that the Central and Western districts of Hong Kong dont have a high population compared to neighbouring districts. This is due to the central districts being refered to as a business district and is mostly comprised of offices and rather limited housing. With the high density in general within Hong Kong it means that their is a low land area per person and it means land utilisation is a rather important issue for new developments and quality of life. As Hong Kong is a vertical city we must find other ways to enhance the life of the residents and public space. By proposing a vertical streetscape we are creating a larger volume of public space within Hong Kong for escape from the urban densities of Hong Kong. The Hong Kong government has been looking to into developing old building which they call land re-utilisation and will be useful in giving land which is underused a new home.

(Hong Kong 2017)

Kwun Tong Yau Tsim Mong Wong Tai Sin Shem Shui Po Kowloon City Eastern Kwai Tsing

7,040

Central and Western Wan Chai Sha Tin

people per sq. km

Southern Tuen Mun

(Hong Kong 2017)

Tsuen Wan Yuen Long Sai Kung North Tai Po Islands 5000

15000

30000

40000

50000

60000

Population Density (number of persons per km2)

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// Land Reclamation

Hong Kong is facing a land supply shortage which is impacting an array of aspects within Hong Kong. Due to Hong Kong being quite a mountainous landscape, there is large amounts of land which canâ&#x20AC;&#x2122;t be touched due to the slope of the hillside. This mean there are a number of options to consider when it come to land utilisation.

Since the land for development is scarce, we see a increase in price for residential, commercial and consumer prices increasing making Hong Kong one of the most expensive places to live. Hong Kong is facing some hard tasks ahead to either reclaim to re-utilise land. The options available include land reclamation which we can see in the 6 development projects taking place however this is a task that will take upwards of 5 years and it will struggle to keep up with the increase of demand as the population grows in this time.

04 03 06

Rental Indices Price Indices Composite Consumer Price Indices

Near Shore Reclamation Sites //01 - Lung Kwu Tan //02 - Siu Ho Wan //03 - Sunny Bay //04 - Tsing Yi Southwest //05 - Ma Liu Shui //06 - Tung Chung - New Town Extension

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// Re-claimed Land We can see in the map adjacent the reclaimed land from 1842 to 2010. The blue line represents the previous boundary of Hong Kong island. Due to the costly and time consuming factors of reclamation I propose that land re-utilisation is a more appropriate factor that can help ease the short term aspects of land per person and the increasing prices associated with living in Hong Kong. My project looks at redeveloping, renovating and re-purposing existing land and buildings within the urban density in Central. The central business district is home to a number of single-use typologies which are predominately office. If we can combine these building to mixed - use and have a cross programmatic approach we can increase the quality of life and harness the use of underutilised buildings within the area.

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// Legislative Framework

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Hong Kong Governmental Structure

//Hong Kong Structure

Chief Executive

Chief Secretary for administration

Secretary for Justice

Governmental

Hong Kong is a special administrative region of the Republic of China excluding defence and foreign affairs. This means for the Hong Kong region that the chief executive and executive council govern this system.

Financial Secretary

Chief executive Secretary for the Civil Service

Public service commission

Office of Ombudsman

Independent commission against corruption

Audit Commission

Department of Justice

Human resources planning and poverty co-ordination unit

Administration Wing

Secretary for Constitutional Mainland Affairs

Secretary for Education

Secretary for the Environment

Secretary for the Food and Health

Secretary for Home Affairs

Environment Bureau

Legal Aid Department

Secretary for Labour and Welfare

Secretary for Security

Labour and Welfare Bureau

Environmental Protection Department

Labour Department

Secretary for Transport and Housing

Secretary for Commerce and Economic Development

Secretary for Development

Secretary for Financial Services and the Treasury

Secretary for Innovation and Technology

Transport and Housing Bureau

Commerce and Economic Development Bureau

Development Bureau

Financial Services and the Treasury Bureau

Innovation and Technology Bureau

Housing Department

Transport Department

London Governmental Structure

Tourism Commission

Mayor of London

London Assembly

Local Planning Strategic Planning

Schools

Social Services

Local Roads

Refuse Collection

Fire Services

Economic Development

Policing

Transport

Census and Statistics Department

Innovation and Technology Commission Office of the Government Chief Information Officer Efficiency Office

Hong Kong Observatory

Buildings Department

Companies Registry

Intellectual Property Department

Civil Engineering and Development Department

Government Logistics Department

Invest Hong Kong

Drainage Services Department

Government Property Agency

Office of the Communications Authority

Electrical & Mechanical Services Department

Inland Revenue Department

Post Office

Lands Department

Official Recievers office

Radio Television Hong Kong

Land Registry

Rating and Valuation Department

Trade and Industry Department

Planning Department

Treasury

Hong Kong Economic and Trade Offices

Water Supplies Department

GLA 32 London Boroughs

Architectural Services Department

Hong Kong Monetary Authority

Office of the Government Economist

Policy Innovation and Co-ordination Office

Head of the region and elected by a representative election committee and is appointed by the Central Peoples Government and responsible for basic law, bills and budgets, government policies and executive orders. Executive Council Assists the chief executive in policy, bills and subsidiary legislation. There are 16 principal officials and 16 non-official members. The chief executive appoints the members of the council. The Government Consists of 13 policy bureaux and 56 departments comprised of mostly civil servants. The duties and main task are to assist the Chief executive in policies and decisions and makes up 4% of the Hong Kong workforce. Legislative Council The legislative council has 70 members and is the law-making body of the Hong Kong Region. The council has interest in issues of public interest, budgets and debates chief executive policies District Councils

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//London Structure

Governmental

Greater London Authority The greater London authority is comprised of the Mayors office and the London Assembly. The assembly is made up of 25 members and holds the mayor to account by looking at policies, programmes, site visits and investigations whilst the mayor sets the vision for London by looking at people, environment, business, housing and opportunities. London Boroughs London is comprise of 32 boroughs that keep services running in their area. The boroughs deal with planning, housing, culture, roads, environment services and arts/leisure services.

//Comparison There are similarities between the governmental structure of Hong Kong and that of London. The local governmental aspect of districts vs boroughs and the chief executive and the mayor of London. We can notice that if the project was to take place in the UK the boroughs would handle the development and planning processes however in Hong Kong this would come under the secretary for development and would not be solely the districts prerogative.

https://www.london.gov.uk/about-us/london-assembly/ about-london-assembly

There are 18 District council with 458 members which has been outlined previously. The councils deal with improvement projects, culture, community and advised government on priorities. The Judiciary The judiciary is independent of the legislative and executive branches of government and deals with serious criminal offences

Organisation Chart of the Governmental of the HKSAR https://www.gov.hk/en/about/govdirectory/govchart/ https://www.gov.hk/en/about/govdirectory/govstructure.

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Hong Kong 2030+

The London Plan

Towards a planning vision and strategy

The spatial development strategy for London

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//Overview The Hong Kong 2030+ vision is set out by the Hong Kong government and addresses key aspects of Hong Kong’s future. The document looks at major projects that are under development and how it will affect various aspects of Hong Kong. The vision focuses on three main aspects and their sub categories. These initiatives can be used by the project team by adhering to the Hong Kong vision and therefore be better prepared in the planning and construction processes when needing approval.

//Comparison Hong Kong vision would closely align to the UK documentation called the ‘London Plan’. The London plan also has a three tiered vision addressing various aspects of the London economy and lifestyle. Just like the Hong Kong vision we can see an overall spending by the government and see where the important aspects lie.

//Application to the project //Hong Kong 2030+ Vision

//The London Plan

The Hong Kong 2030+ planning vision and strategy aims to address key areas in society, environment and Economy to maintain its global presence in changing global market. The East is becoming the new global powerhouse and for this to continue Hong Kong need to address key problems such as an ageing population, climate change, accelerating urbanisation and maintain key routes to the global economy.

The overall strategic plan for London, setting out an integrated economic, environmental, transport and social framework for the development of London over the next 20–25 years.

The 2030 plan delivers short-term and long-term goals to maintain its position in a global market. The re-purposing and redevelopment of underutilised buildings for new developments, transport infrastructure to broaden the location of multiple CBD nodes, enhance the travel time from home to work and the artificial creation of islands to create a smart, liveable and low-carbon development cluster with the third core business district.

//Physical Environment

//Individuals and Society:

//Global Economy

Scarcity of natural resources

Interconnected global economy

Rise of Global middle class

Climate change

Changing Demographics with ageing population Better Education

Innovation and technology as key drivers

Shift of economic power to the east

Accelerating urbanisation

More Technology and Information and communications technology enabled

Over the years London should: excel among global cities – expanding opportunities for all its people and enterprises, achieving the highest environmental standards and quality of life and leading the world in its approach to tackling the urban challenges of the 21st century, particularly that of climate change. Achieving this vision will mean making sure London makes the most of the benefits of the energy, dynamism and diversity that characterise the city and its people; embraces change while promoting its heritage, neighbourhoods and identity; and values responsibility, compassion and citizenship.

//Economic and Population:

//International Economy:

//Environment:

Population Growth

Innovation and research

Extend open and green spaces

Improve quality of life

Quality Homes

Successful Economy

Improve London’s health welfare and development

Leader in environment locally and globally

Reduce inequality

Diverse Economy

The Hong Kong vision document could be used by the project team very early on to choose a site location, program, aware of future initiatives and reduce risk in a number of aspects of the project. By using this plan as a framework to begin answering design decisions we could fast track various planning applications, increase investment and appeal to the citizens of Hong Kong in a stronger way. This document also outlines a number of environmental aspects for the future and by implementing these vision in projects that are starting we can reduce works on the project for a later date.

Natural Environments

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//Hong Kong Districts There are 18 major administrative districts in Hong Kong and distinguishes the appropriate council much like boroughs in London. Each district will have an impact on decisions within that area and the project will be required to satisfy the requirements of that district for the infrastructure project to be completed.

//Land Ownership The land ownership for the infrastructure project in the Central and Western District of Hong Kong will need to be considered. The peopleâ&#x20AC;&#x2122;s Republic of China owns all the land in Hong Kong (except the land of St Johnâ&#x20AC;&#x2122;s Cathedral). The chief executive can lease and grant state land to the public in terms of a leasehold which means you can only occupy the land for a number of years which can range from 40 to 999 years however they are often 90-120 years.

Major Districts New Territories //01 - Island Districts //02 - Kwai Tsing District //03 - North District //04 - Sai Kung District //05 - Sha Tin District //06 - Tai Po District //07 - Tsuen Wan District //08 - Tuen Mun District //09 - Yuen Long District

In the UK we have both leasehold and freehold options however in Hong Kong it appears that the only options available are leasehold. For the site location in question a leasehold agreement with terms for extension would be required to purchase the land through the chief executive who has to the power to grant this land usage rights.

Kowloon //10 - Kowloon City District //11 - Kwun Tong District //12 - Sham Shui Po District //13 - Wong Tai Sin District //14 - Yau Tsim Mong District Hong Kong Island //15 - Central and Western District //16 - Eastern District //17 - Southern District //18 - Wan Chai District

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//Hong Kong Constituencies The Central and Western district is comprised of 15 constituencies within the major district.

Sai Ying Pan

Sheung Wan

Chung Wan Tung Wah

Castle Road

Mid Levels East

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//Zoning

Zone - S/H4/16 //01 - Zoning regulation S/H4/16 for the zone highlighted in blue. //02 - Site location in zoning extents

PLAN NO.

TITLE

STATUS AND DATE

S/H1/20

Kennedy Town & Mount Davis (HPA 1) Outline Zoning Plan (Amendment to the Draft Plan No. S/H1/20 has been made on 1.8.2017 under section 6F(8) of the Town Planning Ordinance. (Plan No. R/S/ H1/20-A2 refers))

Exh.11.3.2016

Sai Ying Pun & Sheung Wan (HPA 3) Outline Zoning Plan (Amendment to draft Plan No. S/H3/31)

Exh.21.9.2018

S/H4/16

Central District (HPA 4) Outline Zoning Plan

S.A.1.11.2016

S/H5/28

Wan Chai (HPA 5) Outline Zoning Plan (Amendment to draft Plan No. S/H5/27)

Exh.4.5.2018

S/H6/17

Causeway Bay (HPA 6) Outline Zoning Plan

S.A.8.1.2019

S/H7/19

Wong Nai Chung (HPA 7) Outline Zoning Plan

S.A.16.8.2016

S/H8/26

North Point (HPA 8) Outline Zoning Plan

S.A.15.8.2017

S/H9/18

Shau Kei Wan (HPA 9) Outline Zoning Plan

S.A.31.3.2015

S/H10/17

Pok Fu Lam (HPA 10) Outline Zoning Plan

S.A.21.8.2018

S/H11/15

Mid-levels West (HPA 11) Outline Zoning Plan

S.A.2.3.2010

S/H12/12

Mid-levels East (HPA 12) Outline Zoning Plan

S.A.6.7.2010

S/H13/12

Jardineâ&#x20AC;&#x2122;s Lookout & Wong Nai Chung Gap (HPA 13) Outline Zoning Plan

S.A.2.10.2007

S/H14/13

The Peak Area (HPA 14) Outline Zoning Plan

S.A.27.3.2018

S/H15/33

Aberdeen and Ap Lei Chau (HPA 15 & 16) Outline Zoning Plan

S.A.21.8.2018

S/H17/13

Shouson Hill & Repulse Bay (HPA 17 Pt.) Outline Zoning Plan

S.A.5.11.2013

S/H18/10

Tai Tam & Shek O (HPA 18) Outline Zoning Plan

S.A.6.5.2008

S/H19/12

Stanley (HPA 19) Outline Zoning Plan

S.A.1.12.2015

S/H20/23

Chai Wan (HPA 20) Outline Zoning Plan

S.A.5.9.2017

S/H21/28

Quarry Bay (HPA 21) Outline Zoning Plan

S.A.6.7.2010

S/H24/9

Central District (Extension) (HPA 24) Outline Zoning Plan

S.A.22.1.2019

S/H25/4

Wan Chai North (HPA 25) Outline Zoning Plan

S/H3/32

Zoning Classifications C C

// O - Open Space

C OU

CDA

// C - Commercial

O C

// OU - Other Specified Uses

// G/IC - Government, Institution or Community

C O C

OU O

C OU

// CDA Comprehensive Development Area

G/IC

C C

G/IC

The site location at Chater road comes under the Central District (HPA 4) Outline Zoning Plan no. S/H4/16. The document shows the uses or developments on land falling within the boundaries of the plan which are either approved or may be permitted by the town planning board. The site location falls under 3 categories which include O (open space), G/IC (government, institutional, community and C (Commercial). This limited the possibilities of type of uses for buildings on this land and therefore a separate application to the planning board to demonstrate the value of a mixed-use construction to be at the heart of these locations. As stated in the plan for commercial development the below are approved uses which are: Eating Place Exhibition Hotel Library Market Office Place of entertainment Place of recreation, sport or culture Private Club Public transport Shop and services +more Development on Open air spaces Park and garden Pavilion Promenade Sitting out area +more

Library Exhibition Market Transport Hospital Eating place +more

G/IC

Hong Kong has a set of zoning guidelines which sets out a document of each area and states what can be approved on each plot of land.

Development on G/IC spaces

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O O

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//Zoning Guidelines Hong Kong Building Height Regulations

UK Building Height Regulations

The ‘Planning and Urban Design for a Liveable High-Density City’ states that Hong Kong wants to maintain its iconic harbour as a juxtaposition of sky, mountain and urban development. Due to this the Hong Kong government wants to protect the ridge line of the mountain which will account to 20% building free zones from the ridge of the mountain to the top of the structure from particular view points.

The UK has a guidelines for tall building which is issued to local planning authorities in each borough where they can make their own decision regarding tall buildings.

The two ridges to protect are Victoria Peak and Mount Parker from its strategic view point on the other site of the Victoria Harbour on Kowloon whilst also protecting views from popular tourist spots.

Location

Building Type

On structure over water Ferry Pier On structure over water Major Terminal On Promenade Minor Structures On Promenade Tourist attractions First row facing promenade Residential, waterfront facade First row facing promenade Non-Residential, waterfront facade First row facing promenade across major Residential and Non-Residential road Second and other rows Residential and non-residential

Along with the Hong Kong prerogative to protect the ridge line they also want to maintain variation from the edge of the harbour to the mountain to reduce the ‘wall’ effect which would occur if all the building are similar heights. Hong Kong has stated that they want a gradual increase in height possibilities the further you move away from the river.

CABE and English Heritage state that by design this should: •

Take into account the historic context of the wider area through the use of historic characterisation methods

•

Carry out a character appraisal of the immediate context, identifying those elements that create local character and other important features and constraints, including:

■ Natural topography

■ Urban grain

■ Significant views of skylines

■ Scale and height

15m 35-70m 15m 25m 45-60m 30-40m 55m

■ Streetscape

■ Landmark buildings and areas and their settings, including backdrops, and important local views, prospects and panoramas.

•

Identify opportunities where tall buildings might enhance the overall townscape

Variable depending on location

•

Identify sites where the removal of past mistakes might achieve a similar outcome.

Maximum Building Height mPD

https://www.designcouncil.org.uk/sites/default/files/asset/ document/guidance-on-tall-buildings_0.pdf

Viewpoint from across Victoria Harbour Height to match local context

HONG KONG PLANNING STANDARDS AND GUIDELINE https://www.pland.gov.hk/pland_en/tech_doc/hkpsg/sum/pdf/sum.pdf

Step down from ridge to Harbour

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Hong Kong Construction Processes No.

Procedures

Time Complete

01 02 03 04 05 06 07 08 09 10 11

Obtain approval by submitting applications to the One Stop Center Hire an external supervising engineer to conduct inspections during construction Receive inspection by the Building Department on the foundation strata Request and receive inspection on the superstructure construction - I Receive inspection by the Building Department on the superstructure construction- II Receive an audit inspection by the Building Department - I Receive an audit inspection by the Building Department - II Submit notification of project completion and relevant applications Obtain relevant certificates through the One Stop Center Receive joint and final inspection of relevant licensing authorities coordinated by the One Stop Center Obtain water connection (takes place simultaneously with previous procedure

45 days 1 day 1 day 2 days 1 day 1 day 1 day 1 day 18 days 1 day 1 day

to Associated Cost

HKD 57,799 HFD 50,000 no charge no charge no charge no charge no charge HKD 8,510 no charge no charge no charge

Total: 72 days HKD 116,309 = ÂŁ11,630

Indicator No. of procedures Time in days Cost % of warehouse value)

11 72 0.6

Dealing with Construction Permits Score

//Construction Processes

100 88.24: Hong Kong SAR, China (Rank: 1) 84.96: Malaysia (Rank: 7) 84.43: Korea (Rank: 10) 74.95: Japan (Rank: 44) 70.71: Regional Average (East Asia & Pacific)

65.16: China (Rank: 121) Doing Business 2019 http://www.doingbusiness.org/en/doingbusiness

No. 1

No.

Procedures

01 02 03 04 05 06 07 08 09

Obtain planning permission 56 days GBP 8,012 Hire an Approved Inspector 1 day GBP 2,964 Approved Inspector files the initial notice to the Local Authority 5 days no charge Apply for water and sewage connection 1 day GBP 485 Receive inspection from the water and sewage provider 1day no charge Submit application to local Fire and Rescue Authority and obtain approval 21 days no charge Obtain water and sewerage connection (Takes place simultaneously with previous procedure) 20 days GBP 5,321 Request and receive energy performance certificate from Accredited Energy Assessor 1 day GBP 78 File completion certificate with the Local Building Control Department 1 day no charge Total: 86 days ÂŁ16,860

Indicator No. of procedures Time in days Cost % of warehouse value) 50

09 86 1.1

Both countries perform better than the OECD high income average. Hong Kong performs the best out of all countries and it situated at number 1 for the construction processes. We can see Hong Kong outperforms the UK in Time and cost of permits even though Hong Kong has a larger number of procedures.

Any person who intends to carry out building works is required under the Buildings Ordinance to appoint the following Building Professionals to prepare and submit plans for the approval of Building Authority:

UK Construction Processes Time to Complete

The construction process in Hong Kong and the United Kingdom are both in the top 20 countries regarding the permit process of ease, time and cost.

The Building Department controls all private building developments in Hong Kong under the Buildings Ordinance and its allied legislations.

Hong Kong number 1 for ease of construction permits score

OECD Average 12.7 153.1 1.5

Associated Cost

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Dealing with Construction Permits Score

100

An Authorized Person A Registered Structural Engineer, where necessary A Registered Geotechnical Engineer for building works at any stage involving geotechnical elements

The person is also required to appoint a Registered Contractor to carry out the building works. Consent to commence building works is required from the Building Authority before the works start.

80.29: United Kingdom (Rank: 17) 79.30: France (Rank: 19) 78.16: Germany (Rank: 24) 77.88: United States (Rank: 26) 77.49: Ireland (Rank: 28) Doing Business 2019 http://www.doingbusiness.org/en/doingbusiness

75.41: Regional Average (OECD HIgh Income)

Sources https://www.bd.gov.hk/en/index.html

OECD Average 12.7 153.1 1.5 51

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Pops integrated in primitive Total Pops in Hong Kong Total Area (sq.m)

74%

did not display it was an open space. (SCMP, 2008)

Total Area inside malls (sq.m) 60,000 60,000

Area

50,000

60%

40,000

were open 24/7

30,000

20,000

(SCMP, 2008)

Total POPS area in Hong Kong = 270221.6 sq.m

M un

58%

had no greenery Permit for commercial activities in POSPD

//Privately Owned Public Space Hong Kong island is very dense with limited public space per person. In the Central district we can see the vertical nature of the urban environment as this district is predominately a business one. With limited public space and a crisis of land utilisation, the project to looks at how we could transform the traditional nature of the POPS and increase public space vertically. Hong Kong sets some rules of thumb for general design guidelines which include the spatial relationship of the building in regards to POPS. These general guidelines address; Shape, frontage, width to length ratio, visibility and exposure. Due to the spaces being publicly orientated the spaces need to be well formed to accommodate certain activities. The project seeks to create Public spaces with a commercial edge to the development. In this case the project will need to apply for permission to the lands and building departments. This will need to be approved before this type of cross over can happen.

n Tu e

Ta iP o

M on g Ts im

Ya u

W on gT ai Si n

Po Sh ui Sh am

Kw u

To ng

y Ko wl

oo n

cit

Ch ai W an

n So ut he r

Ea ste rn

nt ra

la nd

W es te r

10,000

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(SCMP, 2008)

The development Bureau states it is important to incorporate public facilities in private building for integrated design. Depending on the land ownership we may see the Hong Kong government take control of this public space for maintenance etc if the government required the private developer to build POPS.

Project implementation By curating a journey through the mixed use building we can stack a series of POPS which integrate with the private spaces. This further extends on the idea of the plaza and creates a vertical connection not just situated on the ground floor.

65%

had no seating (SCMP, 2008) 52

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//Building Regulations The building regulations are a set of standards which deal with projects within the UK. Each country will have their own set of standards which manage design and safety. Approval of the building regulations will be acquired by the building control department, local authority or an approved inspector. The current project is based in Hong Kong but for the purpose of this report the building regulation framework will be based on the UK rules. Building Control

Building Regulation Approved Documents Part A: Structure Part B: Fire Safety Part C: Site Preparation and resistance to contaminants and moisture Part D: Toxic Substances Part E: Resistance to the passage of sound Part F: Ventilation Part G: Sanitation, hot water safety and water efficiency Part H: Drainage and waste disposal Part J: Heat producing appliances and fuel storage system Part K: Protection from falling, collision and impact Part L: Conservation of fuel and power Part M: Access to and use of buildings Part N: Glazing - Safety in relation to impact opening and cleaning Part P: Electrical Safety Part Q: Security - Dwellings Part R: High speed electronic communications networks

The regulations are a set of minimum standards for design, construction and alterations to virtually every building with possible exception to temporary structures. The regulations are separate to planning permission and you will need approval for both for the project. This part of the project should work in parallel with design as much as possible to ensure the project maintains its time-line. If the planning and or standards arenâ&#x20AC;&#x2122;t met the project will be delayed and in-turn increase running costs and when the building can begin to make money back from leasing. It is important for the architect and engineers to know the framework for the building regulations to adhere to these as the concept and design development stages are running. In some cases a building control specialist is appointed to ensure the project meets the required standards and this would probably depend on the scale of the project in question.

Sources https://www.planningportal.co.uk https://www.designingbuildings.co.uk/wiki Building_ regulations https://www.gov.uk/government/collections/approveddocuments The Building Regulations2010, DCLG

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Number of escape routes and exits [3.2] The number of escape routes and exits to be provided depends on the number of occupants in the room, tier

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//Building Regulations

or storey in question and the limits on travel distance to the nearest exit given in Table

Approved Document B - Fire Safety

Number of escape routes and exits There are four primary cores in the building which are comprised of 3 standard passenger lifts, 1 primary staircase, goods lift, plant / service closets and wc’s. There is an additional stair for evacuation to refuge floors throughout the building.

Escape Distances One direction only (m)

More than one direction (m)

2(a)

Institutional

2(b)

Other residential a. in bedrooms b. in bedroom corridors c. elsewhere Office

9 9 18 18

18 35 35 45

Shop and Commercial

Assembly and Recreation: a. buildings primarily for disabled people b. areas with seating rows c. Elsewhere Industrial Normal hazard Higher hazard

9 15 18

18 32 45

25 12

45 25

25 12 9

45 25 18

7 2-7 2-7

Use of the premises or part of the premises

Storage and other non-residential Normal hazard Higher hazard Place of special fire hazard Plant room or rooftop plant: a. distance within the room b. escape route not in open air c. escape route in open air

// Lift Super Cores

[3.3] In multi-storey buildings more than one stair may be needed for escape, in which case every part of each storey will need to have access to more than one stair. This does not prevent areas from being in a dead-end condition provided that the alternative stair is accessible in case the first one is not usable.

// Evacuation Zones

9 18 60

35 45 100

// Plot Boundary

Requirements Part B of the document states: “This approved document deals with the following requirement from Part B of schedule 1 to the Building Regulations 2010.

// Additional Stair Cores

Escape Distances The vertical streetscape is a multi-storey building and is a mixed use typology predominantly shopping and commercial which means the escape distances are set at 45m apart for multiple directions and responds to the approved document for UK building regulations

The building shall be designed and constructed so that there are appropriate provisions for the early warning of fire, and appropriate means of escape in case of fire from the building to a place of safety outside the building capable of being safely and effective used at all material times.”

Occupants and exits // Refuge Floors

Purpose group

// Distances R=45

The approved document Part B addresses the fire safety considerations and standards that need to be taken into account for every project within the UK. Generally a fire engineer would be appointed as a consultant to the project and would advise on aspects relating to the document. Due to the work stages of a project, the fire engineer might not be appointed until later in the project timeline, this means it is a good idea that the team must know the document to prevent problem and alteration down the line and therefore reduce overall cost and risk.

[3.8] Number of occupants and exits to prevent rapid fire spread which could trap occupants of the building; and to reduce the change of fires becoming large, on the basis that large fires are more dangerous, not only to occupants and fire and rescue service personnel, but also in the vicinity of the building.

Occupants and exits Due to a highrise building which is comprised of commercial and public spaces the number of occupants will be quite large and will need a minimum of two exits on every floor. With the increased number of exits we reduce the likelyhood of visitors to be trapped when a fire occurs and offers safety to the ground floor.

Sources https://www.planningportal.co.uk https://www.designingbuildings.co.uk/wiki Building_ regulations https://www.gov.uk/government/collections/approveddocuments The Building Regulations2010, DCLG

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Protection from falling 3.1 Provide guarding in all of the following locations: a. where it is reasonably necessary for safety to guard the edges of any part of a floor (inc the edge below an opening window), gallery, balcony, roof (inc. roof lights and other openings), any other place to which people have access, and any light well, basement or similar sunken area next to a building b. in vehicle park

Protection from falling Due to the nature of the building being stacks of streetscapes all locations above will need to be protected. Handrails and balustrades will be required for this protection on ramps, stairs and terraces.

Construction of steps For buildings other than dwellings; 1.6 Use risers that are not open a. it removes the possibility of the front of a foot or a walking aid being caught underneath a tread during ascent, possibly causing a fall b. It avoids the feeling of insecurity people get when looking through open risers on a stair.

01 02 03

Construction of steps The public spaces with staircases curating a vertical journey will need to have risers that are not open due to the possibility of falling objects and obstructions to its users.

04 05 06 07

Construction of ramps

For buildings other than dwellings

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//Building Regulations Approved Document Protection from falling

Requirements Part K of the document states: â&#x20AC;&#x153;This approved document deals with the following requirement from Part K of Schedule 1 to the building regulations 2010 K1 Stairs, ladders and ramps shall be designed, constructed and installed as to be safe for people moving between different levels in or about the building. K2 a. any stairs, ramps, floors ad balconies and any roof to which people have access and b. any light well, basement area or similar sunken area connected to a building, shall be provided with barriers where it is necessary to protect people in or about the building from fallingâ&#x20AC;?

2.4 A ramps surface should be selected in accordance with both of the following: a. Use a ramp surface that is slip resistant, especially when wet, and a colour that will contrast visually with that of the landings b. Ensure that the frictional characteristics of the ramp and landing surfaces are similar

Construction of ramps

Section Through Stair Drawing 4/S501

The ramps and stairs will need slip resistant and to be visually distinguishable due to the number of visitors within the vertical curation of the building.

Sources https://www.planningportal.co.uk https://www.designingbuildings.co.uk/wiki Building_ regulations https://www.gov.uk/government/collections/approveddocuments The Building Regulations2010, DCLG

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Access to buildings other than dwellings [2.1] The aim for all new buildings is for theprincipal entrance or entrances and any main staff entrance, and any lobbies, to be accessible. [2.2] Where it is not possible, e.g. in an existing building, for the principal or main staff entrance or entrances to be accessible, an alternative accessible entrance should be provided. [2.3] It is important to reduce the risks to people when entering the building.

Access to buildings other than dwellings The mixed use development provides various routes for access to the plaza via a ramp and also connects via an existing bridge to the upper floors of the streetscape. The ground floor access will be landscaped where required and will join the proposed development near the waterfront.

Powered Doors

Direction and width of approach Straight-on (without a turn or oblique approach At right angles to an access route at least 1500mm wide At right angles to an access route at least 1200mm wide External doors to buildings used by the general public

New buildings (mm)

Existing buildings (mm)

800

750

800

750

825

775

1000

775

[2.10] A powered door opening and closing system, either manually controlled or automatically operated by sensors, is the most satisfactory solution for most people. An automatic sliding door arrangement is particularly beneficial as it avoids the risks associated with automatic swing doors and its use can make it possible to reduce the length of any entrance lobby.

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//Building Regulations Approved Document M - Access to and use of buildings The approved document Part M addresses the access and use of the building and takes into consideration and standards that need to be taken into account for every project within the UK. The purpose of this document is to ensure that the building can be used by all and to make sure it is not discriminatory against disabilities. The building is to be experienced by all in the same way so that the able bodied persons will have the same experience as a disabled persons. This means that architecturally the project must use design elements that incorporates all users. The project team must look at corridors, ramps, lifts, handrails etc.

Requirements Part B of the document states: As stated within the document Part M;

Powered Doors Powered doors with movement sensors will be operating for disabled access convenience throughout the building.

â&#x20AC;&#x153;This approved document deals with requirements M1, M2 and M3 of part M of schedule 1 to the building regulations 2010. Reasonable provision shall be made for people to gain access to and use the building and its facilities.â&#x20AC;?

Horizontal and vertical circulations in buildings other than dwellings [3.1] The objective is for all people to travel vertically and horizontally within buildings conveniently and without discomfort in order to make use of all relevant facilities. This objective relates in the main, but not exclusively, to the provision of sufficient space for wheelchair manoeuvre and design features that make it possible for people to travel independently within buildings.

Horizontal and vertical circulations in buildings other than dwellings //Access

As the document states there will be a minimum for 1.8m wide for corridors, lifts and lobby areas. The transition spaces between each active zones will accommodate wheelchair users for easy manoeuvring.

Sources https://www.planningportal.co.uk https://www.designingbuildings.co.uk/wiki Building_ regulations https://www.gov.uk/government/collections/approveddocuments The Building Regulations2010, DCLG

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//CDM Regulations The CDM regulations gives guidance on the construction regulations 2015. It covers the management of health, safety and welfare on construction projects. It gives guidance on what they must do or should do to comply with the law. The duty holders are summarised in the table adjacent.

CDM dutyholders:* Who are they?

Clients

Domestic clients

Designers

are organisations or individuals for are people who have construction work are those, who as part of a business, whom a construction project is carried carried out on their own home, or the prepare or modify designs for a building, out. home of a family member that is not done product or system relating to construction as part of a business, whether for profit or work. not.

Principal designers

Principal contractors

Contractors

Workers

are designers appointed by the client are contractors appointed by the client are those who do the actual construction work are the people who work for or under the in projects involving more than one to coordinate the construction phase of a and can be either an individual or a company. control of contractors on a construction contractor. They can be an organisation project where it involves more than one site. or an individual with sufficient contractor. knowledge, experience and ability to carry out the role.

The project is based on these management regulations and will allows for a clear understanding of the strategy and the roles and duties to be carried out.

Summary of role/main Make suitable arrangements for Domestic clients are in scope of CDM When preparing or modifying designs, to Plan, manage, monitor and coordinate Plan, manage, monitor and coordinate Plan, manage and monitor construction work They must: managing a project. This includes 2015, but their duties as a client are eliminate, reduce or control foreseeable health and safety in the pre-construction health and safety in the construction phase under their control so that it is carried out duties making sure:

normally transferred to:

■■ the contractor, on a single contractor ■■ other dutyholders are appointed; ■■ sufficient time and resources are project; or; allocated. ■■ the principal contractor, on a project involving more than one contractor. Make sure: ■■ relevant information is prepared However, the domestic client can choose and provided to other dutyholders; to have a written agreement with the ■■ the principal designer and principal principal designer to carry out the client contractor carry out their duties; duties. ■■ welfare facilities are provided.

risks that may arise during:

phase of a project. This includes:

■■ construction; and ■■ identifying, eliminating or ■■ the maintenance and use of a building controlling foreseeable risks; once it is built. ■■ ensuring designers carry out their duties. Provide information to other members of the project team to help them fulfil their Prepare and provide relevant duties. information to other dutyholders.

of a project. This includes:

without risks to health and safety.

■■ liaising with the client and principal designer; ■■ preparing the construction phase plan; ■■ organising cooperation between contractors and coordinating their work.

For projects involving more than one contractor, coordinate their activities with others in the project team – in particular, comply with directions given to them by the principal designer or principal contractor.

For single-contractor projects, prepare a Ensure: ■■ suitable site inductions are provided; construction phase plan. Provide relevant information to the ■■ reasonable steps are taken to prevent principal contractor to help them plan, unauthorised access; manage, monitor and coordinate health ■■ workers are consulted and engaged in securing their health and safety; and and safety in the construction phase. ■■ welfare facilities are provided.

■■ be consulted about matters which affect their health, safety and welfare; ■■ take care of their own health and safety and others who may be affected by their actions; ■■ report anything they see which is likely to endanger either their own or others’ health and safety; ■■ cooperate with their employer, fellow workers, contractors and other dutyholders.

Sources

https://www.devb.gov.hk/filemanager/en/content_32/2015_ Annual_Report_Main_Text.pdf http://www.hse.gov.uk/pubns/priced/l153.pdf

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Regulation 20 Demolition or dismantling

Types of Accidents

(1) Each part of a construction site must, so far as is reasonably practicable, be kept in good order and those parts in which construction work is being carried out must be kept in a reasonable state of cleanliness.

(1) The demolition or dismantling of a structure must be planned and carried out in such a manner as to prevent danger or, where it is not practicable to prevent it, to reduce danger to as low a level as is reasonably practicable.

(2) Where necessary in the interests of health and safety, a construction site must, so far as is reasonably practicable, and in accordance with the level of risk posed, comply with either or both of the following—

(2) The arrangements for carrying out such demolition or dismantling must be recorded in writing before the

demolition or dismantling work begins.

(a) have its perimeter identified by suitable signs and be arranged so that its extent is readily identifiable; (b) be fenced off.

(3) No timber or other material with projecting nails (or similar sharp object) must—

(a) be used in any construction work; or (b) be allowed to remain in any place, if the nails (or similar

sharp object) may be a source of danger to any person.

Guides on site in Hong Kong Due to the structures already on the site location demolition must be carried out whilst reducing risk to the public and neighbouring buildings. The central location and compactness in the business district poses larger concerns during the demolition phase.

Regulation 19 Stability of structures (1) All practicable steps must be taken, where necessary to prevent danger to any person, to ensure that any new or existing structure does not collapse if, due to the carrying out of construction work, it—

(a) may become unstable;

or (b) is in a temporary state of weakness or instability.

//Health and Safety

2013

2014

2015

43(20%)

42(19%)

48(19%)

Injured Whilst Manual Lifting or 30 (14%) Carrying/ Manual Lifting/ Manual Handling/ Handling Without Machinery

38 (17%)

39 (15%)

The managing health and safety in construction document outlines various guidance on regulations.

Struck by Moving or Falling object 28 (13%)

18 (8%)

30 (12%)

These regulations must be factored in to the construction due to its impact on the public, workers etc.

Fall of Person From Height

26 (12%)

30 (12%)

Slip, Trip or Fall On Same Level

31 (15%)

Hong Kong specifically has had a number of incidents throughout 2015 and has mostly increased from the year before. The top types of accidents are: Slip, trip or fall (same level) Injured whilst manual lifting Struck by moving object Fall from a height

Guides on site in Hong Kong The site must be organised and must be assessed in accordance with the risk posed. The site manager must oversee the cleanliness and ensure the site is kept in a good state of order.

No. of Accidents

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Regulation 31 Emergency routes and exits

These four types makes up 58% of the accidents that occur in Hong Kong.

(1) Where necessary in the interests of the health or safety of a person on a construction site, a sufficient number of suitable emergency routes and exits must be provided to enable any person to reach a place of safety quickly in the event of danger. (2) The matters in regulation 30(2) must be taken into account when making provision under paragraph (1). (3) An emergency route or exit must lead as directly as possible to an identified safe area. (4) An emergency route or exit and any traffic route giving access to it must be kept clear and free from obstruction and, where necessary, provided with emergency lighting so that it may be used at any time. (5) Each emergency route or exit must be indicated by suitable signs.

(2) Any buttress, temporary support or temporary structure must—

(a) be of such design and installed and maintained so as to withstand any foreseeable loads which may be imposed on it;

and (b) only be used for the purposes for which it was designed, and installed and is maintained.

(3) A structure must not be so loaded as to render it unsafe to any person.

Guides on site in Hong Kong Emergency routes and exits must be clear and lead to safe area throughout the construction process. Signs should be easily visible and there should be adequate lighting and no obstructions. Due to the height of the building there needs to be clear safe areas throughout the construction

100

2008

2009

Source: Labour Department

2010

2011

2012

2013

2014

2015

2016

Fatality rate per 10,000 workers

Due to the scale a height of the structure the structural engineer must confirm its practicability and ensure it is safe whilst co-ordinating with contractors and site works. Due to the cantilevers and voids within the building the temporary structures must conform to the guidelines situated in regulation 19.

Number of industry fatalities

Guides on site in Hong Kong

Sources

https://www.devb.gov.hk/filemanager/en/content_32/2015_ Annual_Report_Main_Text.pdf http://www.hse.gov.uk/pubns/priced/l153.pdf

2017

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// Project Management TASK NAME

DURATION

01/19 03/19 05/19 07/19 09/19 11/19 01/20 03/20 05/20 07/20 09/20 11/20 01/21 03/21 05/21 07/21 09/21 11/21 01/22 03/22 05/22 07/22 09/22 11/22 01/23 03/23 05/23 07/23 09/23 11/23 01/24

PLANNING 72 Days PRE-CONSTRUCTION 70 Days Contracts 20 Days Financing 50 Days

BASEMENT 140 Days

Excavation 125 Days Piles 15 Days

BASEMENT FLOOR

33 Days

PILES AND FOUNDATIONS

45 Days

Excavation 10 Days Shoring wall 13 Days Anchors 10 Days Crane Foundation 5 Days Crane setup 10 Days Building Foundations 25 Days Waterproofing 5 Days

CONSTRUCTION 41 Days Floor-4, -3 25 Days Floor -2, -1 16 Days

TOWER 450 Days Lobby 10 Days

FINISHING WORKS

360 Days

Flooring Prep 50 Days Flooring 50 Days Partitions 50 Days MEP 50 Days Drop ceilings 50 Days Plaster 40 Days Painting 50 Days Flooring in Lobby 20 Days

ENVELOPE 275 Days Waterproofing Roof 25 Days Curtain Walls 150 Days GFRC Cladding 100 Days

VERTICAL MEP

200 Days

Elevator 200 Days

HANDOVER 50 Days Preparation for handover 20 Days Crane dismantling 10 Days Handover 20 Days

Total 1700 Days 66

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//Introduction Stakeholder is anyone who is involved or affect by a project. If stakeholders can be identified early in the process, it reduces risks and also allows for further development of the design which could benefit everyone involved.

Stakeholders and their Motivations Stakeholder

Primary Motivations

Concern for better Urban Design

Private Interests Landowners

Maximising returns

Only in-so-far that profits are not diminished and other holdings are protected

Funders

Good financial security, risk against return

Only if higher risk is balanced by a higher return

Developers

Buildable, marketable, profitable, quickly delivered

If better urban design add to either marketability or profitability

Design professionals

Meets brief, satisfies client, individually designed, innovative

Depends on training, but too often concerned for building design at the expense of urban design

Investors

Good liquidity, easy/ cost effective to maintain, profitable over the long term

If a market exists and therefore if design adds to profits and reduces running costs over time

Management agents

Management efficiency

Only that increased costs are reflected in higher fees

Occupiers

Value for money, flexible, secure, functional, correct image

In-so-far as better urban design creates a more efficient work environment and is affordable

Protects local amenities, meets planning policies, respects broad public interest, low environment impact

Highly concerned, but frequently unable to articulate requirements or concerned to the extent that wider economic and social goals are not compromised

Highways authorities

Safe, efficient, adoptable

As long as functional requirements are met first

Fire and emergency services

Accessible in emergencies

Little direct concern

Police authority

Designed to prevent crime

As far as better design improves image and reduces crime

Building Control

Designed to protect public safety

Little direct concern

Amenity groups

Contextually compatible in design and uses

Highly concerned, but often broadly conservative in outlook

Local communities

Reflecting local preferences and protecting property values

Highly concerned but would often prefer no development at all

District Councils

Lenders

Subcontractors specialist trade

Labour Unions

Shareholders Government

Workers

MTR Corporation

Chief Executive

Hong Kong Government

Chief Secretary for administration

CK Asset Holdings Limited

Secretary for the Environment

Secretary for Labour and Welfare

Secretary for Development

Adjacent Property Owners

General Public

Project team

Non-profit organisations

Suppliers

Media

Public Interests Planning Authorities

Professional Service providers

Community Interests

https://www.designcouncil.org.uk/sites/default/files/asset/document/the-value-of-urban-design_0.pdf

Construction 2.0 - Time to change

Real Estate Developers

Contractors

We see a connection between the private stakeholders and their motivation is generally based on reduced risk, higher returns and cost effective. Unlike their public counterparts they are a lot less concerns as long as function requirements are met whilst community stakeholders are show concern for development but it can go either way depending on the community type and area.

//Analysis When we look at the stakeholders mentioned in the Value of Urban Design we can begin to narrow the stakeholders into a general Hong Kong construction and gather a better understanding of who would be involved.

// Conclusion xxxxxxx

General Public

Industry Stakeholders

Industry Associations

Legislative Council

According to the â&#x20AC;&#x2DC;Value of Urban Designâ&#x20AC;&#x2122; it highlights some key stakeholders in commercial development and gives insight into their motivation and possible concern for design.

General Public

Hong Kong Vertical Streetscape Public Spaces Office Commercial

Main contactors typically enter into joint ventures for large projects in Hong Kong in order to spread risk and benefit from the wider expertise available by forming a joint venture. These joint ventures are very often unincorporated and the parties enter into an agreement for that particular project only. The agreement allocates the percentage of risk and reward for the project.

A variety of methods could be used to inform the various stakeholders through: Consultations Meetings Focus Groups Questionnaires Exhibitions Workshops Website The stakeholder management should continue through the design and construction process.

Sources Designing Buildings Wiki https://www.designingbuildings.co.uk/wiki/ Stakeholder_management_for_build ing_design_and_construction Construction 2.0 Times to change (2018) https://www.hkc2.hk/booklet/Construction-2-0- en.pdf

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//Stakeholders Stakeholder is anyone who is involved or affect by the outcome of a project.

LEVEL OF POWER

Keep Satisfied

Manage Closely

Hong Kong Government

Clients

MTR Corporation

Governmental and Mayoral Teams

Chief Executive

Contractors

//Positive Stakeholders Positive stakeholders are those who may be positively affected by the outcome of a project and these stakeholders may help the project come to fruition due to the vested interest

//Negative Stakeholders Negative stakeholders are those who may negatively affect the projects success. Usually the negative stakeholders are public organisations who have a concern with the neighbourhood impact from big development.

//Direct Stakeholders

Political Activists

End users

Non Profit Organisations

Adjacent property owners

Tourism

Existing neighbours of the site

Activist groups

Direct stakeholders are people who are directly involved in the project. These include the employer/client, project team, consultants, contractors end users etc.

//Indirect Stakeholders Indirect stakeholders are people who are not directly part of the construction but have an interest in the project. These include the government, stockholders, labour unions etc.

//Legitimacy

Monitor

Keep Informed

Legitimacy is the perceived validity of a stakeholderâ&#x20AC;&#x2122;s claim to importance on the project.

//Power

LEVEL OF INTEREST

Power is the stakeholders ability to influence the project and the parties involved in some way, whether financially, legally or by some other form of pressure. Designing Buildings Wiki https://www.designingbuildings.co.uk/wiki/ Stakeholder_management_for_build ing_design_and_construction Construction 2.0 Times to change (2018) https://www.hkc2.hk/booklet/Construction-2-0- en.pdf

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Project Team

CK Asset Holdings Limited

Employer/Client

Engineer

The employer/client is the party procuring the work. The employer is a term used in relation to building contracts whilst in relation to the contracts of engagement of professional consultants, it is referred to as ‘client.

The Engineer must be registered under the Engineers Registration Ordinance (CAP 409). The engineer may be employed directly by the employer or as a consultant to the architect. The engineer will be contracted to complete particular specialisation areas such as mechanical, electrical, structural and geotechnical. There may be a number of various engineers for the areas above.

Development Manager

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//Project Team The Hong Kong Reverberating Streetscape will need to harness the internal development team of Ck Asset Holdings whilst utilising an external team of specialist contractors for construction in Hong Kong. RIBA - Assembling a Collaborative Project Team

Technical Assurance Manager

Urban Design

Asset Development Sponsor

Development Managers

Planning Officer

Development Consultant

CK Legal

Architect

Engineer

Planning Consent Advisor

Environmental Planner

Business Case Development

Development Consultant

Appointed Lawyer

Rights of Light

Quantity Surveyor

Planning Consultant

EIA Consultant

Transport Economist

Building Services

Business Case Advisor

CDM

Policy and Strategy

BIM

Strategic Analysis

Fire Engineer

Planning Projects

CK Asset Holdings Limited Resources External CK’s Resource

Acoustic Consultant

Architect’s Responsibility

Contractor and Sub-contractors

Quantity Surveyor

The main contractor will enter a contract directly with the employer and will be responsible for the construction and completion of all works submitted relating to plan, specifications and laws. Main contractors may subcontract different parts of the construction process to subcontractors for various reasons which could be due to complexity or if a larger workforce if required etc.

The Quantity Surveyor must be registered under the Surveyors Registration Ordinance (CAP 417). The quantity surveyor must complete measuring, value of work prior to and commencing construction, advise architects on the amount payable under interim or final certificates.

Authorised Person

Project Manager

The AP must sign and approve all plans submitted to the building department for any building or street works being conducted by the employer according to the provision of the building Ordinance (Cap 123). The AP may be a Engineer, Surveyor or an Architect by profession.

The project manager is in charge of the organisation and co-ordination of the activities of the contractor and professional team. The scope will vary depending on the nature of the project.

Registered Structural Engineer

Funder

Instituions and or banks who finance the employer for the development of a project.

Project Manager

Stage 2 is the most crucial stage of any project: the Concept Design is prepared, presented and signed off by the client. Robust Stage 2 outputs are an essential requirement of any project because any changes after Stage 2 can be difficult and costly to implement (as illustrated in Figure 1.1 below). Ensuring that Stage 2, and in particular the assembly of the project team, is undertaken as productively and effectively as possible is therefore a core project requirement. This chapter considers how the successful implementation of Stages 0 and 1 is central to achieving this aim.

Client Client Advisor

Architect

Project Lead Lead Designer Architect Building Services Engineer Civil and Structural Engineer Cost Consultant Construction Lead Contract Admin

H and S Advisor How the requirement for project roles change from stage to stage

The Architect is responsible for the work being completed and is often appointed as contract administrator. The architect must be registered under the Architects Registration Ordinance (CAP. 408). The Architects is usually appointed as the AP and also has to ensure compliance with planning and building regulations and monitor works.

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APR MAY JUN JUL AUG SEP OCT NOV DEC JAN FEB MAR APR MAY JUN JUL AUG

STAGE 0 - Strategic Definition

Commence 1 Week Business Case 2 Week Strategic Brief 2 Week Site Survey Information 2 Week Establish Project Program 2 Week

STAGE 1 - Preparation & Brief

5 Week

STAGE 2 - Concept Design

15 Week

STAGE 3 - Developed Design

22 Weeks

Project Objectives 2 Week Quality Objectives 2 Week Project Outcome Aspirations 2 Week Project Budget 1 Week Initial Project Brief Outline 2 Week Feasibility Iterations 5 Week Site Review and Survey 3 Week

Concept Design 15 Weeks Cost Information 3 Weeks Concept Strategy 2 Weeks Design Programme 6 Weeks Final Project Brief 1 Weeks Pre-Planning Application 4 Weeks Design Drawings 9 Weeks Sections 3 Weeks Plans 3 Weeks Elevations 3 Weeks Response to Site 2 Weeks Developed Design Concept 4 Weeks Building Reg Compliance 3 Weeks Fire Regs 3 Weeks Access Regs 3 Weeks Local Regs 4 Weeks Cost Information 4 Weeks Typical Details 6 Weeks Brief Material Outline 3 Weeks Design Team Liason 13 Weeks Contractor Search 3 Weeks Detailed Proposal 2 Weeks Floor Plans 3 Weeks Sections 3 Weeks Elevations 3 Weeks

TENDER 10 Weeks Tender Drawings 2 Weeks Tender Returns 1 Week Tender Q and A 2 Weeks Interview Finals 2 Weeks Client Review 1 Week Award Contract 1 Week Mobilise principle team and contracts 2 Weeks

STAGE 4 - Technical Design

13 Weeks

Technical Design Response 4 Weeks Design Responsibilities 4 Weeks Detail Drawings 7 Weeks Design Programme Review 4 Weeks

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//Procurement Route

Standard Building Contract

Engineering and Construction Contract (ECC)

Intermediate Building Contract

Engineering and Construction Short Contract (ECSC)

Minor Works Building Contract Major Project Construction Contract Design and Build Contract Management Building Contract Construction Management Contract JCT-CE Contract Measured Term Contract Prime Cost Building Contract Repair and Maintenance Contract

Engineering and Construction Subcontract (ECS) Engineering and Subcontract (ECSS)

Construction

Short

Term Service Contract (TSC) Term Service Short Contract (TSSC) Professional Service Contract (PSC) Professional Service Short Contract (PSSC) Supply Contract (SC) Supply Short Contract (SSC) Framework Contract (FC) Dispute Resolution Service Contract (DRSC) (previously NEC3 Adjudicatorâ&#x20AC;&#x2122;s Contract) Design Build Operate Contract (DBO) Alliance Contract (ALC)

JCT contracts the most widely used in the United Kingdom whilst for major large scale public projects in Hong Kong the NEC family of contracts are predominantly used. RIBA states that in the UK the NEC is now used by up to 30% of the construction industry which was up from 22% in 2012.

//Comparison NEC and JCT are standard form of contracts for procuring works, consultancy and goods, work or services. The rise in the use of NEC contracts could be due to the fact that it has been designed for international use. For a JCT contract a contract administrator takes on the task of liaising with the employer compared with a NEC contract where the project manager assumes this responsibility. One benefit of the NEC contract is due to its international use, it is required to be understood clearly and without complex or legal language. The NEC contract is also focused on time and completion of the project and demands a more detailed set of documents to be submitted at a regular basis set by the employer. The NEC also allows for a early bonus compensation for completion of the works before its scheduled date which encentifies the contractor.

//Conclusion Although the NEC is more widely valued and used in Hong Kong, due to the nature of the assessment in comparison to the JCT (most widely used contractual agreements in the UK) we will delve into the JCT familiy and understand which contract is beneficial to the project.

// The Joint Contracts Tribunal

// Engineering and Construction Contracts

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//Procurement Route //Introduction

Which of the following common procurement routes do you frequently use?

86%

// Traditional

// One Stage Design and Build

41%

// Two Stage Design and Build

39%

// Management Contract

// PFI

18% 10%

Under the JCT family of contracts there are a various number of procurement methods. Each procurement method outlines different levels of design control, construction risk, time to completion, Cost and contractor requirements. The online RIBA survey in 2012 states that the most commonly used method of procurement was a Traditional contract with Design and Build as the second most popular

//Traditional Contract The traditional contract separates the design process from the construction and therefore the contractor takes on the construction risk and this also can increase the overall time of the project. The contractor is usually prescribed by a competitive tender or negotiation. The traditional contract is usually a lump sum contract which is in favour of the client as it is low risk option for design quality and cost compared to the measurement or cost reimbursement contracts.

//Design and Build Design and build method of procurement appoints a main contractor who undertake both the design and construction work for a fixed lump sum. This type of procurement ultimately rests on how much design the contractor is obligated to do. This does allow the time schedule of the project to be shorter due to the design and construction running in parallel. Design and build is rather low risk procurement due to agreed costs and time however one of the main risks would be design quality.

//Construction Management With construction management contracts, the employer will appoint a professional team with either an in-house manager, or enters an agreement with a construction manager to oversee the work. The construction manager does not directly undertake any of the construction work, this is split into packages and carried out by trade contractors. The employer appoints the trade contractors and is directly responsible for them. The construction manager manages the works, but the employer has a major role in directing the project.

//PFI Contract PFI contracts are a Private Finance Initiative which is a form of Public Private Partnership and is most commonly used for large-scale projects with a large capital cost. This type of procurement there is a supply team appointed with design, construction and facilities management expertise to design and build a development and then to operate it for a period of time. This is a intensive contractual agreement with a number of sub-contracts.

//Conclusion

//Management Contract The management method of procurement has it similarities to D&B as this type of contract allows for design and construction to run in parallel which reduces a projects time-scale. This type of contract has large time and cost risk for the employer but keeps design and quality due to the control over the professional team. Uncertainty with cost until cost plan is fixed or final works packages agreed. The employer need to appoint the professional team and management contractor who is responsible for managing the works

RIBA membersâ&#x20AC;&#x2122; online survey 2012

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//Procurement Route The management contract is the clear procurement route to take for the large-scale construction route in Hong Kong. Due to the construction taking place on Hong Kong Island in the Central business district it is necessary to reduce construction time and design aesthetics with its placement forming the iconic skyline.

Speed

Complexity

Traditional Contract

The traditional procurement Simple contractual method is probably the agreement which is slowest method in the JCT advantageous for the client family of contracts due to the amount the separation of the design and construction process.

Design and Build

Management

Flexibility

Risk

Certainty

Competition

Responsibility

Summary

The client still has some level of quality assurance during the construction process due to the agreed state of development on site.

Contractor takes on the construction risk whilst the client has limited risk.

Traditional procurement is generally a lump sum and has an outlined cost and time scale

The tender process allows for competitiveness

The responsibility across design and contruction is quite clear but the subcontractors design imput could effect this.

Time Risk = High Cost Risk = Low Quality Risk = Low

Quick style of procurement Once the contracts has been The design and build passed to the contracThetor mostly used for smallers method of procurement projects the client loses design due to the design and control and it is up to the construction running in contractor to make decisions parallel but always depends on details etc on the amount of detail and design the contractor is obligated to do.

The client loses control over the design outcome due to the contractor picking his desired subcontractors.

Limited risk for the client however quality and design can suffer.

Also a lump sum style contract and cost and completion are set.

Due to the agreed lump sum agreement with the main contractor the client doesnt benefit from the competiveness for the subcontractors

Quite clear between the clients objective/ requirements and the design and construction and reduces any rsponsibilty or imput from the client.

Time Risk = Low Cost Risk = Low Quality Risk = High

The management method of procurement has the earliest start on site and reduces time scale risk.

Client maintains control over quality assurance as there are set standards tht the managing contractor will enforce.

The client holds most of the No fixed cost or time scale due risk due to no fixed costs and to the uncertainty and risk in time. the project.

Competition retains at the work package contractors and the management contractor is appointed for this.

The professional team needs a high level of coordination throughout the life cycle of the building and a high level of importance is placed on the management contractor

Time Risk = Medium Cost Risk = Medium Quality Risk = Low

Complex set of teams which can cause issues in organisation

Client controls most of the design decisions

Quality

Client has full control throughout the project life-cyle even during construction.

This type of procurement allows for works on site at Chater Garden to begin whilst the drawing packages are still being completed. The project team will be essential in co-ordinating the development and will have a big impact on the success of the project.

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JCT - Traditional Contract

//Procurement Route

JCT - Management Contract

Client

Architect

Services Engineer

The selected procurement route is a Management Contract. Throughout the analysis of the various JCT contacts and procurement routes used for construction projects in the UK by the RIBA survey the traditional contracts appear to be the most widely used however the project scale and budget have a large impact on the type of contracts used.

Project Manager

The management contract was the procurement method chosen to the large-scale of the project and the reduced time-line due to the number of phases required. The management contract also allows for the construction and detail to be at a higher level than other procurement routes like Design and build contracts

Quantity Surveyor

Structural Engineer

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Design Team

Design Team Co-ordinator

Design Consultant

Services Consultant

Main Contractor

Architect

Management Contractor

Sub Contractor

JCT - Design and Build Contract

Work Package Contractors

Client

Project Manager

Project Start-up

Design Build Contractor

Design

Pre-Construction

Construction

In-use

Traditional Architect

Design Consultant

Services Consultant

Design and Build

Design Co-ordinance

Contractors Project Team D & B Contractor

Management Contract Sub Contractor

https://www.jctltd.co.uk/docs/Deciding-on-the-appropriate-JCT-contract-2011-Sept-11-version-2.pdf

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Establish the value drivers

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//Project Value Agree importance weighting

The value of a project can be understood in a number of ways but what makes it hard to evaluate is usually because measuring the effectiveness is quite difficult to quantify.

Agree performance measures

The projects value is a sum of all the factors to which it succeeds in comparison to the measures set. Without the set of guides we cant directly measure the value of the project. Adjacent we set out the process of setting these guidelines and key drivers to the project in question.

Assess performance

We need to take into account cost, sustainability, perception, safety, users and society to effectively assess the success of a project.

Calculate value index

Repeat at key milestones

Value Driver

Enhance/achieve desired financial performance (of the structure)

Manage the delivery process effectively (maximise project delivery efficiency, minimise waste)

Maximise operational efficiency, minimise operational costs

Attract and retain employees/ occupants/ users

Protect the appropriate image

Minimise maintenance costs

Enhance the environment

Comply with third-party constraints

Ensure health and safety during implementation, operation and occupation

Key Prompt Questions

Is the structure affordable?

Are the project management processes efficient? Are the right people engaged at the right time?

Does the structure work well for the end users?

Is it a nice place to live/work/ be?

Does the structure convey the appropriate image?

Is the structure easy to maintain?

The project must have an appropriate image which fits into the surrounding context. The users must see the project as something that enhances the urban environment. This can be reduced by taking into account the appropriate stakeholders early in the design process to eliminate any problems

We can minimise the maintenance costs through materiality, energy consumption etc. This can reduce the need for maintenance, cleaning and security

Does the structure conform to legal and other external stakeholder requirements?

Is the structure safe to construct and operate?

The project must retain its business. By creating architecturally exciting and functional spaces we can retain the incoming revenue.

Is the structure environment friendly? Is the structure built using the ethos of environmental sustainability?

The vertical streetscape has been cross assessed with the clients overall development budget cost and an analysis of a similar project will occur to understand materiality, floor area and construction costs. We also need to begin to look at the cost-in and out factors such as leasing and renting spaces along with outgoing maintenance costs.

A projects value is not only the process of construction Is the delivery chain effectively but how does the building managed? Are the resources function for its intended use. used effectively? As a mixed -use building it must effectively make a A project management time- pleasant place for the public to line for the project will be in visit. It must attracts users and place to assess the importance retailers. of meeting deadlines whilst highlighting risks if this schedule is not kept.

By addressing the needs of the Hong Kong 2030 vision we can create a structure that addresses air pollution and the urban environment.

The project team and relating The stakeholders requirements documentation can assess are very important in the final the health and safety for the outcome of the project. By public and construction team. addressing the stakeholders queries and concerns we can enhance the projects value to all involved either directly or indirectly.

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// Funding

FUNDING

// Funding Overview // Private - CK Asset Holdings Limited

Private

CK Asset Holdings Limited are a multinational corporation and one of the largest property developers in Hong Kong.

CK Asset Holdings Li Family Trust

Shareholders

Public

The company has already bought land on Peel Street/Graham Street Central Hong Kong which is set to become a mixed residential, commercial, hotel and retail with a podium.

Hong Kong Development MTR Development

Development Bureau

Income

The company is made up of 32.40% from the Li family and trust whilst 67.60% of other shareholders makes up the rest of the corporation. The company develops and invest in properties whilst also having an infrastructure and utility asset operation and aircraft leasing.

Phase One Retail Rental

CK asset holding limited would make up the majority of the funding for the project whilst the rest will be made by public funding and generating income. It would be beneficial to have CK Asset Holdings Limited join the team as soon as possible as they have experience in project developments and investment properties.

// Public - MTR partial privatisation

Food Stalls Tourism Office Rental Public Function

Phase Two

Phase Three

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// Finance, Cost and Value

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Health and safety Health and safety issues arising in the construction, occupation, maintenance, alteration and disposal of the facility should be included in the model. Initial failure to address the ease with which the built environment can be safely maintained can lead to unnecessary costs and risks to health and safety at a later date. The Construction (Design and Management) Regulations 1994 place specific duties and responsibilities on clients. For further information, see AE10:Health and safety

Health and safety will remain a high prioirity due to the vertical nature of the public spaces. The majority of large crowd flows will occur towards the base of the building but appropriate measures will need to be taken to ensure safety in the large open ramps and meanduring streetscapes

Cost Management

Value Management

Cost management is necessary to ensure that the planned development of a design and procurement of a project is such that the price for its construction provides value for money and is within the limits anticipated by the client. This benefit may be for society in the case of public projects, with justification based on a cost-benefit analysis, or financial considerations in the case of private projects. When developing an estimate the following needs to be considered:

Value management exercises are usually carried out first to determine exactly what constitutes value to the business. The value management and engineering should be carried out at regular stages in the project to obtain the optimum balance of benefit in relation to cost and risk. Below are a number of points highlighted in ‘Procurement Guide 04’ from the Office of Government Commerce which should be considered:

- Land acquisition [including legal fees] - Client’s own organisation costs allocated to the project

Operations The aim is to identify the total resources necessary to operate the facility. There is often an overlap between this element and the resources necessary to carry out the core business operations of the organisation, including staff costs and IT infrastructure costs. The important aspect is to consider how the performance of the facility can be improved to optimise the resources used for both elements. There should be a risk allowance to cover risks that materialise during the operational life of the facility.

- Site investigation - Enabling works, de-contamination - Insurance - Consultants’ fees

The Hong Kong vertical streetscape major operations include civic facilities (public spaces, entertainment spaces, auditorium), Business operations for leasing of space for offices, retail and food, and hotel operations.

- Construction costs - Value Added Tax - Contingency and risks

Maintenance

Security

The maintenance strategy needs to be developed during the early stages of the project. Allowance needs to be made for the total resources for normal routine maintenance, regular inspections and, where appropriate, testing as well as for replacement of elements through normal wear and tear. The costs of providing accommodation and other facilities for maintenance activities, such as access, need to be addressed. The costs of disruption to business operations and/or the resources incurred in decanting staff while maintenance operations are carried out should be included.

The cost of providing a full security service at each point of entry and exit to a facility is considerable and is often overlooked during the early development stages. There may also be other security issues as design considerations.

Maintenance of the facade and areas of high volume traffic will need to be addressed to ensure the safety and quality of the building. Maintenance of leased areas will need to be looked at as retail and offices change hands and the interior will need to be changed.

The vertical Streetscape will require security for the privately owned public space after hours when the building has closed along with security for the offices and hotel due to its mixed-use nature.

Cleaning

Utilities

The sustainability of a facility can be attributed in part to maintaining it in its original state and that requires a structured, effective cleaning regime. Cleaning of the facility, both internally and externally, needs to be addressed at the outset. The design can have a significant impact on the ease of cleaning and even on the frequency at which cleaning is required

The total costs for different forms of utility supply, such as heating, cooling, power, lighting, water and waste, should be allowed for.

- Financing and legal costs

The Vertical Streetscape will be funded by CK Asset Holdings which is a large property developer in Hong Kong. Due to the company having a large shareholder base of 60% this means there is a number of risks inherent in the shareholder price, risk within the construction process and the challenge of multiple projects on-going. This means that cost management is integral to the client as there are many avenues which are consuming the revenue of CK Asset holdings.

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//Cost Management

- Establishing what value means to the client in terms of business benefits and priorities - Identifying and agreeing the business requirements - Identifying and evaluating options for meeting business needs [A construction project may be one such option] - Selecting and agreeing the best option to meet business needs [Confirming whether or not a project is required] - Defining clearly and agreeing the project objectives [Through stakeholder buy-in] - Selecting and agreeing the best project option, drawing on the expertise of independent client advisers - Setting and weighting the selection and award criteria for the appointment of the integrated supply team - Evaluating the integrated supply teams’ bids against the selection and award evaluation criteria - Refining the design to maximise value and eliminate waste and those aspects not directly related to meeting the project objectives

//Value Management //In-use Cost Operations Health and safety Security Cleaning Maintenance Utilities Whole-life costing and cost management h t t p s : / / w e b a r c h i v e . n a t i o n a l a r c h i v e s . g o v. uk/20110504082715/http://www.ogc.gov.uk/documents/ CP0067AEGuide7.pdf

The current projects that CK Asset Holdings Limited are currently invested in or developing for completion in 2019: Local Projects: Harbour Glory and Hotel Alexandra, Inland Lot No. 8920, 755,626, 100% Borrett Road Project Phase 2 Inland Lot No. 8949 149,123

100%

and 11 mainland and overseas projects Cleaning cost will occur in every building however due to the large number of people within the public spaces suitable materials and equipment should be chosen to try and reduce the cleaning cost that occurs.

Utilities will not be able to be eliminated but can be reduced through natural ventilation, heating and cooling systems and facade treatments.

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LOW

MEDIUM

//Risks

HIGH RISKS:

HIGH

859.5 1031.8 1012.5 679.1

2013

931.5 1383.2 1226.6 743.0

2014

1045.1 1488.4 1320.1 856.2

2015

1129.1 1628.1 1324.3 915.7

2016

1176.6 1698.0 1382.0 1011.0

1027

1211.4 1631.9 1396.6 1012.9

(20122017)

(20182022)

7.1% 9.6% 6.6% 8.3%

6.4% 7.9% 6.0% 6.2%

//07 - Environmental factors cause delay to construction

//Technical Risk:

//08 - Loss of critical staff and crucial points of the project

Design Process Risks Construction Risks Environmental Factors Inaccurate assumptions on technical issues in the planning stage Fact Sheet Requirements

//03 - Construction risks //04 - Labour force shortage = increased cost //05 - Resource availability

LOW

Market Challenges:

//06 - Lack of communication and co-ordination

//02 - Consultant and contractor delays 04

MEDIUM

Plant and equipment operator Rigger General Welder General Workers and Labourers

2012

LIKELIHOOD

Occupation

According to Pinsent Masons, risks such as tax risks, interface risks and local site risks are the most common and inevitable on construction projects. Other risks that may be less likely to occur are force majeure events or changes in law; but should these risks occur, they will have a significant impact on the project. Ratz points out that delays, claims for increased costs, injuries to workers and so on are the most common risks in construction projects. The accumulation of all these risks or the combination of them can be termed â&#x20AC;&#x2DC;project risksâ&#x20AC;&#x2122;.

//01 - Management contract has no fixed cost and could surpass the cost projections

//09 - Stakeholder relations fail and reduced support and funding of the project //10 - Shareholders in CK Asset holdings fall and project is suspended

Shortage of Labour

//External Risks

The lack of skillful labour has always been a key challenge for the foundation works market in Hong Kong. According to the Hong Kong Construction Association, as of 2017, approximately 40% of the workers are over the age of 50. It is further estimated that there will be a shortage of 10,000 to 15,000 construction workers in the next ten years. The lack of young workers therefore hinders the development of the foundation and steelwork industry, as well as the construction industry as a whole.

Contractual relations Social factors Environmental factors

IMPACT

Surge in Cost In order to attract fresh workers to enter the foundation work industry, companies have seen to increase the wages for their front line workers. According to the Censes and Statistic Department, the average daily wages of drainlayer increased from HK $1,124.7 in 2012 to HK $1,621.1 in 2017, and the daily wages for structural steel erector has risen from HK$1,061.9 in 2012 to HK$1,251.4 in 2017. On the other hand, the raw material of foundation works, such as steel flats and welding electrode, has seen a growth over the same period. A continuously rising operating cost potentially translates into a lower profit margin of the company.

HIGH IMPACT AND LIKELIHOOD RISKS: //01 - Management contract has no fixed cost and could surpass the cost projections //03 - Construction risks

Hong Kong facing shortage of 10,000 construction workers - and MTR is suffering

//04 - Labour force shortage = increased cost

//Organisational Risk

Property Development Risks: Rising construction costs Risks that financing for developments may not be on favourable terms Construction may no be completed on schedule or within budget Aging workforce Labour shortages Skills mismatch and succession gap Increased material prices Developed properties may not be sold or leased on profitable terms Purchases or tenants may default Property markets conditions are subject to changes in environmental laws, regulations, zoning laws and fiscal policies. Political and societal developments Changes in planning and tax laws Interest rates and consumer prices

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70,000

Out of 320,000 registered labourers, this many are active, according to the construction council

Inexperienced staff assigned Losing critical staff at crucial points of the project Insufficient time to plan Unanticipated project manager workload Not enough time to plan Priorities change on existing program Inconsistent cost, time, scope, and quality objectives

//Project Management Risk Project purpose definition, needs, objectives, costs, deliverables are poorly defined or understood No control over staff priorities Too many projects Consultant or contractor delays Estimating and/or scheduling errors Communication breakdown with project team Lack of coordination / communication Inexperienced workforce / inadequate staff / resource availability Sources

https://www.designingbuildings.co.uk/wiki/Risk_in_ building_design_and_construction

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//Project Value Estimation

Cost Precedent

Project Value Estimation Leadenhall Building

Vertical City

Industry Office

Industry Mixed-Use

Status

Completed

Status

Scheme design

Location

122 Leadenhall Street

Location

3 Chater Road, Central Hong Kong

Client

The British Land Company

Client

CK Asset Holdings

Project Scale

84, 424 sqm

Project Scale

130, 000 sqm

Height 224m

Height 250m

Floor Count 52

Floor Count 55

Project Cost

Project Cost £523million

£340 million

£340 million ÷ 84,424 Sqm = £4,027 per Sqm (HKD $40,270 per Sqm) £4,027 x 130,000 Sqm = £523 million (HKD $5.23 Billion) This 50-storey tower opposite Lloyd’s of London rises to a height of 224.5 metres (802 feet), its slender form creating its own distinctive profile within an emerging cluster of tall buildings in this part of the City of London. The building’s tapering profile is prompted by a requirement to respect views of St Paul’s Cathedral, in particular from Fleet Street. The tower’s design ensures that from this key vantage point the cathedral’s dome is still framed by a clear expanse of sky. The office floors are designed to meet the highest quality office space standards taking the form of rectangular floor plates which progressively diminish in depth towards the apex. Instead of a traditional central core providing structural stability, the building employs a full perimeter braced tube which defines the edge of the office floor plates and creates stability under wind loads. The circulation and servicing core is located in a detached north-facing tower, containing colour-coded passenger and goods lifts, service risers and on-floor plant and WCs.

In the public sector, projects are usually financed by the employer. The two main employers are the Hong Kong Government and the MTR Corporation (MTRC). The government finances projects from its own financial resources. MTRC has typically financed railway development through property development associated with its rail projects. In the private sector, the main employers are property developers that usually finance projects using debt and equity. There are no major differences between local and international projects in terms of financing.

https://www.rsh-p.com/projects/the-leadenhall-building/

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//Conclusion

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// Drawing List S001 - Structural Overview

// Volume 02: Applied Technical Studies 06

Initial Design Section

Building Overview

Primary Object Structure

Exploded key structural elements Key Construction Details

Sample 01 Object Development

Sample 02 Object Development

Exploded Upper Streetscape Structural Components

Sample 03 Object Development

S501 - Stair Details 1/S501 - Stair Plan 2/S501 - Exploded Axonometric 3/S501 - Section through riser detail 4/S501 - Section through stair detail

Streetscape elements Ramp and Stair Details Connection Details

Facade Development

S601 - Facade Details 1/S601 - GFRC Detail 2/S602 - Glazed Facade Detail

GFRC Details Glazing Details

S101 - Structural Details 1/S101 - Steel Connections 2/s102 - Truss Connection S201 - Auditorium Details 1/S201 - Exploded Axonometric 2/S202 - Plan S301 - Upper Streetscape Details 1/S301 - Exploded Axonometric 2/S301 - Sectional Detail S401 - Lower Streetscape Details 1/S401 - Overview 2/S401 - Exploded Axonometric 3/S401 - Ramp Details 4/S401 - Connection Details

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Exploded Auditorium Acoustic priorities and factors

13 Environment Sea Water Cooling Ventilation Solar Gain and natural lighting 14 Supplier 15 Construction Strategy Construction process and phasing strategy 16

Conclusion

Conclusion Bibliography

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//Disrupted Streetscape

// Building Overview Technical Priorities

Architectural Features

The vertical Streetscape is a new kind of mixed use building in Hong Kong. The structure challenges the typical stacking of program and re-invents the distribution by implementing transitions through a continuous streetscape. There are important structural challenges such as:

The streetscape is made up of a main overarching object that encapsulates a series of sample objects. These sample objects are curated and blend a series of typologies that allow for a new interaction between its users and occupiers.

how does the independent streetscape cantilever between the primary structural elements to provide a secondary experiences through the project. the acoustic and support challenges of the auditorium in the vertical skyscraper The report will further explore possibilities for each element with diagrams and precedent studies

Due to the project being of a large scale of 250m in height and 45m wide it brings up questions of the structural logic and efficiency of this project. The idea is to set the typical constructuion of the primary object and begin to detail the sample objects which has points of connection and isolation from the main structure.

Hong Kong is defined as a hybrid between the East and West. The journey through its streetscapes offer points of attraction, when viewed together offer a disrupted concentration of architectural elements native to the user however foreign in its placement. This disrupted effect produces a sense of honesty to its streets with the noticeable competition of companies and the economic impacts on the facades of its residential typologies. The random complexity of architectural elements offer a sense of surprise through the disrupted streetscape of Hong Kong. This is produced through the layering and compartmentalisation of architectural elements including stairs, bands and neon signs. These elements produce a random variation of hard and soft shadows, light and a variation of layers and extrusions that bring anticipation and surprise when walking Hong Kong. Can a repurposing of the disrupted streetscape be taken inside and amplified by harnessing the random and the surprise to offer a journey thats foreign to its user. The proposed design is situated next to the HSBC building to capture the static nature of the Hong Kong business district. The primitives are combined to disrupt the vertical nature of Hong Kong and to blur the lines between the inside and out. The nature of the inside out is uncommon in Hong Kong and will offer a sense of surprise and random complexity to enhance the market hall typology by allowing users to remain in the space for longer.

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01 - Primary Object The primary object is the object that will house most of the typical normative spaces and typologies which will incude office space, hotel and utilities. These typical typologies have certain structural and technical precedents for standard construction however due to the form and overlapping of uses a mixture of construction processes were used. The primary object is comprised with 9 large reinforced concrete columns and primary steel and secondary steel construction. 03

02 - Sample Object 01 The first sample object is an auditorium which will house performances in a large open space about 150m from the ground floor. The main challenges facing the space are the weight of the structure and the need for an uninterupted space with no columns interfering the design necessities of the structure. Due to its location in the building the space will also need to be acoustically sound from exterior elements within the building which will also pose a challenge technically.

03 - Sample Object 02 04

The second sample object is comprised of multiple spaces within the object. This is the upper level of the streetscape and will house entertainment areas, hotel amenities and open breakout spaces for the offices. The spaces will be constructed in a way of separate pods which will form a connection to the primary structure but will also have elements that are isolated.

04 - Sample Object 03 The third sample object is the vertical circulation which is comprised of ramps and stairs which are independant to the primary object structure and levels. These elements will cantilever and suspend from the primary object structure and form a transition through the retail and market spaces.

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// Primary Object Structure

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Core Construction

Floor Construction

The core construction of the building due to its size will begin with 9 super columns which are 1.5m wide which will form the keystructural component. These columns will form the core of the building which will house amenities and services throughout. The idea of the super columns being distinct was to allow an open streetscape below where glass elevators can sit and view the streetscape as they travel vertically. The elements are constructed ahead of the rest of the building and floor plates.

The floor construction will be connected to the main super columns around the building. Each of these columns will be connected to each floor and will allows for the primary steels of the floors to be set in places. Each floor will have a metal deck and concrete overlaid. This is a cost efficient way and will allow the sofit of the floor ot be exposed where necessary. If particular services will need to be hiden, a suspended ceiling can be connected to the steel structure and allow for room of the HVAC services.

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Once the sheet piling is completed excavation will commence

Sheet Piling

Column Connection

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//01 - Streetscape Foundations and reinforcement //02 - Sheet Piling and Excavation //03 - Landscaped Site //04 - Super Column and core //05 - Secondary Columns //06 - Steel Structure //07 - Floor Plates //08 - Primary object envelope

01 - Primary Object

The steel used will be a range of deep I beams and Box sections and will be bolted and welded together for a lightweight structure with aesthetic geometries.

Logic

The structure of the object is to be made of steel. This allows for greater control over the process.

Structure

The structural logic of the floor will consist of primary steel structure will metal decking, concrete and a floor finish which will allow for a suspended ceiling or exposed soffit where required.

Logic

The floor build up will be the typical method found throughout the building construction.

Floor Build Up

The envelope is to use GFRC panelling which allows for easy construction and fixing. The glazing where sunlight and transparency are required a curtain wall sytem will be used. These systems mean they can be tied back to the object structure.

Logic

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The building envelope of the primary object has many different parts to enhance the effectual experience within the streetscape.

Building Envelope

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The diagonals in these trusses are alternatively in compression and in tension, providing a good solution for distributed loads. Where vertical posts are not used (a), these trusses have about half the number or joints and brace members when compared with Prattâ&#x20AC;&#x2122;s solution.

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Warren Truss

01// Reinforced Concrete Wall 02// Rubber 03// Floor Finish 04// Concrete Slab 05// Metal Decking 06// I beam 07// Warren Truss 08// Ceiling Hangers 09// Plasterboard Ceiling

Warren Truss Connection

Drawing 2/S102

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Outlined in this document will be a closer look to the relationship between the primary object structure and the samples in further detail.

The details and section on this page and the previous depict the structural hierarchy of each element. Starting with the sheet piling and foundations below to the super columns and primary structure up the vertical streetscape.

Steel Connection

Drawing 1/S101

Steel Connection

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// Sample Structure 01 Sample Object Structure 1

Acoustics

The structural ambition of the sample object it to create a free open space in a vertical skyscraper. This space will have different performance requirements to other spaces due to it being an auditorium / event space.

The acoustic priorities are very important in an event space such as this. The space will allows for sound to be absorbed and also prevent sound from entering the space.

The structure will be supported by deep trussed beam between the two cores. The large span requires a deep beam and transfer down the super columns.

A few methods to achieve this requirement include double layers walls with an air gap in between, absorption of sound by fabrics and textures, and the curation of the space via the angles of the cladding. The steel frame of the primary object structure will support the elements needed within the space and will allow for the live loads which will occur in a space like this one.

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Direct Sound

Since the auditorium space will host events such as public talks, events and music there will need to be adequate measures taken to control how sound travels within the space.

Sound Level

First Reflections

Reverberation not only effects the audience but can also have an impact on the performer if this is not considered properly. As we can see in the neighbouring diagrams, the angle at which the interior cladding is angled can have an impact on the directionality of the reverberating sound.

Reverberation

100ms Time

Option B was taken into account and implemented into the design. https://danylastchild07.files.wordpress.com/2016/05/ auditoracoustics.pdf

Sound Echo Drawing 1/S203

Auditorium Precedents The sample object structure 2 is partially isolated to the primary object structure. The sample houses a series of smaller objects which need to function for internal use within the larger primary object structure. The primary object will be supporting the sample however a series of internal structure will be in place to form the intermediate floors and spaces. The objects internally will be self supporting however it is essential to make sure that the primary and secondary structure as a whole can support these elements. An example of the structural elements can be seen overleaf in an exploded axonometric and detail.

Double Layered walls Due to the auditorium being placed in a mixed - use building, there will need to be considerations regarding how outside sound may penetrate the space. Auditorium Acoustics and Architectural design by Michael Barron discusses various techniques to how sound may travel in an auditorium. One aspect that has been implemented is the use of double walls which will limit sound from the neighbouring spaces such as offices and the hotel. The technique uses an air gap between the two walls to reduce the speed of sound and add a second layer of insulation to outside sound.

Plan

Drawing 2/S202

https://danylastchild07.files.wordpress.com/2016/05/ auditoracoustics.pdf

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02 03 04 05

Auditorium Section Cut

Auditorium Exploded

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01// Building core concrete structure (housing amenities and lifts) 02// Floor finish 03// Concrete slab 04// Metal Decking 05// Steel Trusses 06// Acoustic Cladding 07// Steel Frame Suspended Ceiling 08// Stage 09// Auditorium Seating 10// Interior Speakers 11// Acoustic cladding 12// Balustrades 13// GFRC Cladding to Core 14// Glass Panelling with aluminium frame

04 05 06

07 08 07 09 08 10 09

11 12 13 14

Auditorium Section Cut

Auditorium Exploded Drawing 1/S201

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01// Metal Decking 02// Column Structure 03// Trussed beams to support equipment and auditorium 04// Suspended Ceiling and Hangers 05// Acoustic cladding to reduce reverberation 06// Auditorium Seating 07// Interior cladding 08// Super Columns 09// Stage Design 10// Exterior Panelling 11// Columns

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// Sample Structure 02 Sample Object Structure 2

Pods

The sample object structure 2 is partially isolated to the primary object structure. The sample houses a series of smaller objects which need to function for internal use within the larger primary object structure.

The pods are situated in a large open space within the primary object and will connection to the structure via the primary beams.

The primary object will be supporting the sample however a series of internal structure will be in place to form the intermediate floors and spaces. The objects internally will be self supporting however it is essential to make sure that the primary and secondary structure as a whole can support these elements.

The pods have been designed to form free shapes and be uninhibited by large columns.

An example of the structural elements can be seen overleaf in an exploded axonometric and detail.

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Upper Streetscape The upper streetscape will house an array of activities and provide a series of stepped terraces separated from the primary structure. 01

The structure will need to be lightweight to sit within the confines of the primary structure.

Upper Street Detail Drawing 2/S301

03 01

04 05

03 07 08

04 05

Upper Streetscape Exploded 01// Plasterboard wall finish 02// GFRC Panel 03// Glazed Facade 04// Steel Structure internal 05// Typical Floor Build Up 06// Interior Volumes 07// Steel Structure for internal volumes 08// GFRC Panel 09// Internal Ramp 10// Columns

06 07

Interior Pods 01// Gypsum Plaster Finish 02// Insulation 03// Gypsum Plaster Finish 04// Columns 05// Concrete Slab 06// Beams 07// Metal Decking 08// Suspended Ceiling 09// Galvanised Steel Frames

Upper Streetscape Exploded Drawing 1/S301

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// Sample Structure 03 Sample Object Structure 3

Stair and Ramps

The sample object 3 will be exposed throughout the primary object structure. The ramps and stairs will act as a separate experience throughout the main object.

Due to the vertical streetscape being the connector between the array of typologies there needs to be a structure which enhances its visibility.

The sample structure will be supported by the super columns, suspended from the primary object structure and by internal columns where necessary.

The sample of object will need to adhere to the various regulations and be able to support the live loads due to the lublic nature of the building. A number of techniques will be used to support the sample object with its cantilevers and non-unform transitions between spaces.

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Ramped Precedents The ramps and stairs are an integral piece of the vertical streetscape. The way in which these are designed will have an impact on the live loads they can carry and its effect within the space. In the precedents to the right we can see how the stairs appear quite lightweight which will be the idea behind the details for these streetscapes. Due to the ramps and stairs will be cantilevering and spanning large distances it will be necessary to have these architectural elements lightweight.

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Ramped Streetscape Exploded Drawing 2/S401

Ramped Streetscape Drawing 1/S401

Ramped Streetscape

One of the most important elements of the project is the ramped streetscape which forms the lower portion of the building. The ramped streetscape acts as the primary circulation with the normative as the second. This streetscape allows for an interaction between the strretscape and the other zones within the building

Ramps Exploded 01// Floor plates 02// Independent Ramp 03// Stringers for ramps 04// Columns 05// I beams and Girders 06// Primary Concrete Columns

This is a moment of exposure throughout the building and from outside. It is combined with the structural elements within the building to enhance shadows and adds to this effect of the lowered street. 02

Refer to Drawing 4/S401

Refer to Drawing 3/S401

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Connection and ramps

Ramp Details Drawing 3/S401

The ramps will connect to the reinforced concrete super columns which are surrounded by the primary steel structure. 01

To reduce the visibility of the structural elements of the ramp we can taper the beams where there is a cantilever which will reduce weight and let the streetscape appear as weightless.

02 03 04

Another way is to suspend the ramps from the primary structural floors above. The thin suspension wires are hardly visible and add an interesting aesthetic to the streetscape.

03 04

Ramp Details

05 06

07 06

01// Balustrade 02// Concrete slab and upstand 03// Tapered Steel Beam 04// Peripheral Rods 05// Steel Column 06// Concrete Slab 07// Steel Girder 08// Suspension Wire 09// Balustrade 10// Concrete slab and upstand

Connection Details 09

Ramp Connections Details Drawing 4/S401

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01// Concrete slab and upstand 02// Column Reinforcement 03// Shear Connectors 04// I-Beam 05// Front Plate 06// Lateral Constraint 07// Side Plate 08// Concrete Column Core

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05/19 Strategic and Technical Report Vol 1 -2019 Exterior Sky Stair The exterior stair transitions through the void of the building. This void not only offers views to the harbour and the city but acts as a sense of calm from the chaos of the lower streetscape.

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Stairs

Drawing 1/S501

The stair walk will span the super columns and be uninterrupted by columns.

4 s501

Stair Plan

Drawing 2/S501

3 s501

4 s501

3 s501

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Exploded Exterior Stair Drawing 3/S501

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Exploded Exterior Stair 01// Handrail with under-light 02// Steel Balustrade 03// Glass panelling 04// Metal Stair Treads and Risers 05// Tactile Indicators 06// Concrete Landing 07// Secondary Steel Beams 08// Timber Soffit Battens 09// Primary Steel Beams 10// Timber Insert to hide Ibeam

Sky Stairs

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Section Through Stair

The structure of the stairs will be primarily steel and will span the void.

The stairs will be covered with timber elements to conceal elements of the structure.

02 03 04 05 06 07

01// Balustrade 02// Glass Panelling 03// Handrail with Under-lighting 04// Stringer 05// Wooden Nosing with slip resistant coating 06// Steel plate, drilled, tapped, welded and bolted to stringer 07// Timber battens to form soffit 08// Support structure between stringers

Section Through Stair Drawing 5/S501

Section Through Riser

Drawing 4/S501

02 04

05 04

07 08

01// Balustrade 02// Handrail with under-lighting 03// Wood plank to hide connections to stringer 04// Stringer 05// Stair tread and risers 06// Wooden batten soffit 07// Precast concrete panel 08// Wooden formwork 09// Secondary Structure

09 09 10

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// Facade Detailing

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Facade Design

Project Response

The facade is an important aspect of the building which plays an important role in energy efficiency as well as linking the exterior and interior design whilst having effects on everything from:

The Streetscape will use two facades. One will be GFRC other will be a glazed system light, colour and transparency structure.

Cost Structure Daylight Ventilation Heating Aesthetics Acoustic and Security

The GFRC panels will protect the interior from the sun and in turn reduce the heat due to Hong Kong being sub-tropical climate.

types of and the to allow into the

The panels are also lighter than pre-cast concrete and in turn require less loads from the primary structure.

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GFRC Facade Detail Drawing 1/S601

GFRC

The geometric patterns formed on the white exterior are more than a decorative element â&#x20AC;&#x201C; they provide the courts with a layer of privacy, abstracting the exterior windows through the tessellated shapes.

Glass Fibre Reinforced Concrete (GFRC) is one of the most innovative construction materials available and provides designers with complex aesthetics as well as exceptionally high performance. GFRC panels, generally ribbed or sandwich panels, provide durability, fire resistance, sound reduction and energy efficiency as well as the superior properties inherent in the material. With one-fifth of the weight for the same solution in precast concrete, this option is more suitable for areas with restricted access, and gives the building structure considerably less loads

Exterior Facade 01// GFRC Panel 02// Compressible Gasket 03// Steel Column 04// Suspended Ceiling 05// Floor Finish 06// Concrete Slab 07// Metal Sheet 08// Primary Beam 09// Suspended Ceiling 10// Steel Brackets

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Glazed Facade Detail Drawing 2/S601

01 02

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Glazed Facade 01// GFRC Panel 02// Window frame 03// Custom Mullions frame for glazing panels 04// Glazing 05// Louvered pattern to reduce heat 06// GFRC panel layout 07// Steel Girders 08// Steel Column and connection to panels

Glazing Precedent

Architect: Woods Bagot The frame incorporates a rectilinear super grid that continues this configuration throughout the podium base. Additional diagonal bracing structure and transfer points in the building exoskeleton help to stabilize it. The continuation of these lines along the faรงade creates a visually narrowing effect for the northern part of the dual tower composition

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// Environmental Environmental concerns

Project Response

Buildings form the major part of the urban-scape, and the enclosures of buildings act as the inter-phase between natural and artificial environments. In this respect, the fundamental functions of a building enclosure included ventilation, daylighting, noise control, heat transfer as well as visual contact. The internal environment is controlled by artificial means to achieve a constant condition regardless of the external environments. Architectural design can responds to various needs, but proper building management is as important as the initial provisions.

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WAS (Water-cooled air conditioning) Air-conditioning accounts for around 30% of the total electricity consumption in Hong Kong, of which 68% is taken up in non-domestic premises. One effective way of territory-wide energy improvement is by wider adoption of water-cooled air-conditioning system (WACS), which can help reduce electricity consumption by air-conditioning systems by 1,185 million kWh per year from 2020 onward. The energy conserved can also be translated into reduction in greenhouse gas emission by over one million tonnes annually.

Among the various forms of WACS, centralised piped supply system for cooling towers (CPSSCT), district cooling system (DCS) and centralised piped supply system for condenser cooling (CPSSCC) are feasible for Hong Kong.

Building

Sea water Pump House

Chiller

WAS Sea water Supply

Sea water Discharge

(Water-cooled air conditioning) Air-conditioning accounts for around 30% of the total electricity consumption in Hong Kong, of which 68% is taken up in non-domestic premises. One effective way of territory-wide energy improvement is by wider adoption of water-cooled air-conditioning system (WACS), which can help reduce electricity consumption by air-conditioning systems by 1,185 million kWh per year from 2020 onward. The energy conserved can also be translated into reduction in greenhouse gas emission by over one million tonnes annually. Among the various forms of WACS, centralised piped supply system for cooling towers (CPSSCT), district cooling system (DCS) and centralised piped supply system for condenser cooling (CPSSCC) are feasible for Hong Kong.

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Louver Locations

Louvers strategically placed to emit hot air

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Louver Ventilation Wind can be harnessed in different ways to benefit a building. The simplest way is to allow natural ventilation. Crossventilation or stack effect are possible means that can be introduces to the architectural design. Another possibility is to absorb the energy from the wind through turbines and convert this to usable energy.

01// Ventilation locations 02// Allow for the discharge of hot air during the warm summer months.

Louver Axonometric 02

Louver 01// Fire Stop must be iincluded in the installation of the louver 02// A thin sheet to back the louvered fins to prevent any dirt, insects or animals to enter. 03// Adequate drainage or prevention to prevent water entering the building.

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Summer

Summer Solstice 12pm - June

Summer

8am - June

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Environmental conditions

5pm - June

Hong Kong is a sub-topical and monsoonal with dry winters and hot and wet summers. The majority of the year will be warm and humid and for user comfort adequate shading and cooling devices will have to be deployed. One of the major problems is that of cooling due to its energy and resource usage. Alternate forms of passive design will be able to tackle this problem through natural shading and ventilation. We can see in the sun path diagrams that the majority of buildings are casting or have cast shadow on them. This will reduce direct sunlight exposure, but due to the height of the proposal alternative measure will need to be deployed such as solar gain.

Solar, heat, light, sound and wind are environmental factors to be tackled. Design strategies range from massing with favoured orientation, choice of materials, detailing, to the provision of special features to self-regulating ‘intelligent façades. The impact of solar radiation is affected by the sun path and also the location of the building. In Hong Kong, the problem is with solar heat gain in summer, especially with tall buildings. Arranging buildings with the wider façades facing north or south can reduce solar energy absorption. Service core, including lift lobbies, stairways and toilets, are a good device to face other orientations that have more heat gain. Shading devices such as fins, overhangs, balconies or projecting eaves are effective in cutting of sunlight. Various types of glass can be used for solar control. More sophisticated methods include a double building skin ad mechanically ventilated cavity façades.

Design Response to Environmental conditions

Summer Shadow transitions throughout a day

The Primitive responds to the sunlight in a few major ways. These are: 1. 2.

02 01

Reduces shadows cast onto neighbouring buildings by twisting the structure. The middle section is pinched upwards to enhance the amount of natural daylight that will enter the lower floors on the building. The building also reduces solar gain by using reflective materials and a limited number of openings on the faces that are in direct contact with the sun. This will allow adequate shading and reduce the amount of energy spent on air conditioning.

Environmental Operations 01// Extrude the cube at an angle to the sun 02// Twist the middle volume to direct views towards the harbour 03// Pinch the middle section to allow light further into the building.

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// Suppliers

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Stone GMA Stone co. Ltd.

Wood Holz Selection Timber

Suppliers The Project is located in Central Hong Kong with head offices for building materials in close vicinity. The suppliers all have warehouses either in Hong Kong or China which reduces the need for importing materials abroad. This will in turn reduce the cost of materials due to tax and import costs.

03 05

Cement Hong

Kong Concrete Company Ltd

03 02 04

Glazing Ngai Wah Glass and mirror Ltd

Steel Wo Lee Steel Co. Ltd.

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// Construction Process

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Phase 01 Phase 01 is the beginning of the site setting out and the structural elements which will be integral to the completion of the project. Once the completion of the structural elements the podium will be completed next with possible partial open of the podium once phase 2 commences.

Phase 02 04

Phase 02 is the start of the three stacks with importance of completing the interior streetscape within.

Phase 03

Phase 03 is the beginning of the second stack 01

Phase 04 Phase 04 is the beginning of the third stack and completion of the project with the urban layering to also be developed for full integration into its surrounding context.

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Phase 01.1 - Setting out of Site

Phase 01.2 - Excavation and Retaining Walls

The first stage is to work on the setting out of the building with consideration to the neighbouring main roads as the site location is in a busy business district and will cause disruption to traffic and pedestrians.

The next step will be excavation and retaining walls for the commencement on the podium development.

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Phase 01.3 - Foundations and reinforcement

Phase 01.4 - Ground works

Since the podium and foundations are the key support system for the stacks above this stage is very important in ensuring the structural integrity of the development.

Ground works are to continue to further the development of the site and the support systems for flooring and columns.

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Phase 02.1 - Podium construction

Phase 02.2 - Samlpe Construction

Podium structure to be developed along with external structural framing and floor slabs.

As the structural framing and super columns continue along side the floor slabs on each level the work on the sample streetscape can begin to form within the building.

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Phase 02.3 - Facade installation

Phase 03.1 - Sample construction

As phase 02 is completed, the facade can be installed. The GFRC panels and glazing can be attached whilst the commencement of phase 03 (the second stack) begins will columns and framing continuing up the building.

As the structural framing and super columns continue along side the floor slabs on each level the work on the sample streetscape can continue to form within the building..

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Phase 03.2 - Facade Installation

Phase 04.1 - Sample construction

As phase 03 is completed, the facade can be installed. The GFRC panels and glazing can be attached whilst the commencement of phase 04 (the third stack) begins will columns and framing continuing up the building.

As the structural framing and super columns continue along side the floor slabs on each level the work on the sample streetscape can continue to form within the building..

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Phase 04.2 - Facade Installation

Phase 04.3 - Complete with urban context

As phase 04 is completed, the facade can be installed. The GFRC panels and glazing can be attached and continue with the urban development for completion

In semester one the studio was dealt the task of highlighting a architectural facade detail or what was called a sample. By using this sample we defamiliarised its perception and effect to give this detail a new life and purpose. Here, the social club has taken effects of depth, shadow and directionality from the sample and used it to juxtapose the existing architectural language of Hong Kong to give light to a new social club.

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// Bibliography Thomas Reuters - Practical Law https://uk.practicallaw.thomsonreuters.com/6-502-0698?transitionType=Default&contextData=(sc.Default) CK ASSET HOLDINGS LIMITED https://www.ckah.com/eng/index.html Stage II Study On Review of Metroplan and The Related Kowloon Density Study Review https://www.pland.gov.hk/pland_en/p_study/comp_s/metroplan/metro_finalreport/content.htm

Woods Bagot https://www.woodsbagot.com/projects/80-collins-street Mecaanoo Completes modern palace of justice https://www.dezeen.com/2018/01/26/mecanoo-palace-justice-law-courts-spain-cordoba-ayesa-courtyards/ Building Hong Kong - Environmental Considerations https://hkupress.hku.hk/pro/con/429.pdf Auditorium Acoustics and Architectural Design https://danylastchild07.files.wordpress.com/2016/05/auditoracoustics.pdf

Doing Business 2019 http://www.doingbusiness.org/en/doingbusiness HONG KONG PLANNING STANDARDS AND GUIDELINE https://www.pland.gov.hk/pland_en/tech_doc/hkpsg/sum/pdf/sum.pdf Organisation Chart of the Governmental of the HKSAR https://www.gov.hk/en/about/govdirectory/govchart/ Multiple and intensive land use: Case studies in Hong kong https://www.sciencedirect.com/science/article/pii/S019739750400027X#FIG5 Kowloon Station Development https://farrells.com/project/kowloon-station-development Designing Buildings Wiki https://www.designingbuildings.co.uk/wiki/Stakeholder_management_for_building_design_and_construction DL Piper https://www.dlapiperrealworld.com/law/index.html?t=construction&s=forms-of-contract-procurement-methods&q=parties-to-a-construction-or-engineering-contract&c=HK 2016 Population by Census https://www.bycensus2016.gov.hk/en/bc-dp.html

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