Bachelor of Science (Hons) Architecture
PROJECT MANAGEMENT ( MGT60704 ) August 2019 0328087 0327831 0334556 0328316 0327799 0331708
Erna Looi Teng Yan Koid Chun Chen Li Chun Ron Shannon Yeong Xen Jie Tan Chee Kin Voon Say Loon
Mr. Emmanuel O. Canlas 1
Table of Contents 1.0 Introduction
4.0 Project Information
1.1 Introduction & Background
4.1 Project Background 4.2 Project Implementation phases
2.0 Project team
4.2.1 Schematic Design
2.1 Architect / Project Manager
4.2.2 Design Development
2.2 Quantity Surveyor
4.2.3 Contract Documentation Phase
2.3 Civil & Structural engineer
4.2.4 Contract Implementation and Management
2.4 Mechanical and Electronic Engineer
4.2.5 Final Completion
2.5 Landscape Architect
4.3 Implementation and Measuring Tools
2.6 Interior Design
4.4 Procurement
2.7 Contractor
4.5 Success Criteria
3.0 Organisation Structure
Appendix A Appendix B References
3.1 Overview 3.2 Key, Internal and External Stakeholders
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1.0 Introduction 1.1 Introduction to Assignment The purpose of this assignment is to introduce us to the fundamentals of Project Management and what happens behind the scenes of a construction project through studying a model construction project. We are required to identify the objective and goals of the selected project and the roles played by the architect and other lead consultants in a construction project throughout different phases of the project. Moreover, we are to evaluate the success criteria emphasizing on cost, quality and time. With the help and support of Domaine Architects Sdn Bhd, we were able to develop a deeper understanding with project management through studying the firm’s role in a completed project named “Kloe Hotel” and obtained relevant documentation that aided us in completing this report.
1.2 Company Background
Domaine Architects Sdn Bhd, previously known as Masyerin M.N Architect/ MMN Design is an architectural practice located in Damansara Perdana. The firm is a partnership organization founded in the year 2004 with a view of creating socially responsible yet innovative and creative architecture. It is now being led by two Principal Architects, Ar. Masyerin M.Nor and Ar. Norashida A Wahab together along with a young and dynamic team. The firm specializes in various types of projects and has a adhocracy oriented company culture. They aim to approach every individual project with creativity and imagination while still paying attention to the importance of cost and time to satisfy their clients. Domaine Architects Sdn. Bhd. is a registered firm with the Malaysian Board of Architects. They are qualified to manage construction projects through the several design stages from design concept all the way to the issuance of Certificate of Compliance and Completion (CCC). * The company’s name has changed over the years during the implementation of the chosen project. Hence, Domaine Architects Sdn. Bhd. and Masyerin M.N Architect/ MMN Design will be seen interchangeably in the documentations of this report.
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2.0 Project Team 2.1 Architect Company Name: Domaine Architects Sdn Bhd / Masyerin MN Architect The architect is the main consultant appointed by the client to kick start the project. The architect aids the client in appointing other consultants by suggesting the most appropriate choice of consultants to the client. It is important for the main architect to coordinate the inputs of other consultants with the building design in order to for the project to run successfully. When site work commence, the architect needs to monitor the construction works and ensure that the contract is fairly administered. Roles and Responsibilities of an Architect: Proposing various proposals to client to prepare a strategic brief. Prepare concept design for the project. Conducting feasibility study. Strategize and plan the project by developing a clear roadmap for the completion of the project. Aiding client in appointing other professional consultants. Preparing for development order and building plan approval. Preparing tender documentation. Reviewing and coordinating inputs prepared by other consultants. Advising client on the assessment of tenders. Oversee construction works on site to ensure contract is correctly administered. Advising contractor on rectiďŹ cation of defects. The Architect’s Team:
Principal Architect
Project Architect
Interior Design Project Manager
Assistant Architect
Interior Designer
Technical Assistant
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TYPES OF ARCHITECTURAL CONSULTANCY SERVICES 1. Basic Services -
Schematic Design Phase Design Development Phase Contract Documentation Phase Contract Implementation and Management Phase Final Completion Phase
2. Supplementary Services -
Determine Client’s Objectives, Brief and Constraints Site Selection Interpret Client’s Objective to Arrive on Agreed Brief Prelim Cost Estimate, Project Planning, Cash Flow Master Plan Proposal Drawing Preparation for S&P Agreement Stage of Completion Certification and Issuance ID Fit Out Services Signage & Graphic Design
3. Additional Services -
Advisory Survey & Investigation Planning & Development Financial Advisory Exceptional Negotiation & Protracted Involvement Project Management Consultancy Miscellaneous
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2.2 Quantity Surveyor Company Name : JUBC Sdn Bhd Quantity surveyors are appointed for a project to conduct estimations on construction cost and provide advice to architects and client regarding cost of construction works. It is also the Quantity surveyor’s role to ensure that the project adheres to legal and quantity assurance requirements and regulations from the initial design costs to final costings. Roles and Responsibilities of a Quantity Surveyor: Conducting feasibility studies for initial design cost estimation. Preparing estimation on preliminary design, construction and labour costs. Preparing and evaluating costs of tenderers and contracts. Execute competitive tendering process. Advise client on selection of contractors. Oversee contract administration to ensure that project is within budget. Ensure that construction cost in managed efficiently. Advise on a range of legal and contractual issues. Assisting in the valuation of claims. Preparing regular cost reports like out-turn cost and construction cash flow. Assessment of building replacement values for insurance. Prepare contract of final account.
2.3 Civil and Structural Engineer Company Name: Lee Consult Sdn. Bhd. Civil and structural engineers appointed for this project manages the scope of infrastructure works and structural components of the building. They are appointed to work together with the architects by advising them on the structural design of the building. Roles and Responsibilities of a Civil and Structural engineer: Conducting soil investigation of site and proposing suitable earthworks. Interpreting design and drawings to propose ideal structural design. Design and calculating load and stresses acting on building structure. Designing sewage and water reticulation for building. Conducting risk assessment for structural design of building. Preparing documents for building regulations submissions. Monitoring and inspecting Civil and structural construction works happening on site. Certifying of Form G of CCC for approval for completed infrastructure and structural works.
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2.4 Mechanical and Electrical Engineer Company Name: Nova Sdn. Bhd. Mechanical and Electrical engineers are in charge of designing service systems for the building to make it more eďŹƒcient, functional and safe. The job scope of Mechanical and Electrical engineers includes designing systems of ventilation, air-conditioning (HVAC), lifts, lighting, electrical supply, telecommunication systems and more. Roles and Responsibilities of a Mechanical and Electrical Engineer: Interpreting design and drawings to propose ideal building service systems to client. Preparing detailing for building services design of building. Preparing tender documents regarding mechanical and electrical works of the building. Advising client and contractor on proper maintenance of machineries on site. Ensuring installation of building services on site are as per contract agreement. Certifying of Form G of CCC for approval for completed mechanical and electrical works.
2.5 Landscape Architect Company Name: Walrus Design Sdn. Bhd. Landscape architect is appointed for this project to plan and design open spaces to provide a more aesthetically pleasing environment. The landscape architect coordinates the arrangement of existing and proposed land features. They are in charge of designing the compound lighting, street furniture, landscaping and vegetation of the building. Roles and Responsibilities of a Landscape Architect: Analyzing site condition to determine potential of site for proposal to client. Preparing cost estimation of softscape works. Preparing speciďŹ cations of vegetations involved in landscape design. Conducting environmental impact assessments of project. Coordinating with local authorities for approval of landscape works. Certifying of Form G of CCC for approval for completed landscape works.
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2.6 Interior Designer Company Name: Domaine Architects Sdn. Bhd. / Masyerin MN Architect Interior designers are appointed to make the interior spaces of the building more aesthetically pleasing for the use of people by determining the spatial requirements and allocating the most ideal decorations for each space. They specialize in the coordination of colors, lighting and materials of a space. Roles and Responsibilities of an Interior Designer: Determining client’s goals for the project. Interpreting the spatial programme of the building and proposing the most ideal decorative works for specific spaces. Preparing specifications of materials and furnishings related to the interior works. Creating timeline for the commencement of interior works and project cost estimations. Coordinating materials and overseeing installation of materials and furnishings.
2.7 Contractor Company Name: KHAS Corporation Sdn. Bhd. The main contractor appointed for this project is binded under a traditional contract to construct a development for which the building’s design has already been completed by the other consultants appointed by the client. The contractor is appointed by the client with the advice of other consultants through a competitive tendering process. The contractors are required to communicate with the client and other consultants to ensure that the construction works are carried out successfully. The main contractor is only in charge of common construction works whereas specialist are employed as subcontractors for specific tasks. Roles and Responsibilities of a Contractor: Proposing ideal construction pricing to client for competitive tendering. Preparing a timeline for the overall building construction works. Coordinating inputs of other consultants correctly and translating them to real life construction. Coordinating construction works of subcontractors. Overseeing overall building construction works and ensure that contract is properly administered to avoid conflicts.
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3.0 Overview 3.1 Organization Structure
Client Tok Weng Sdn. Bhd.
Main Architect Domaine Architects Sdn. Bhd.
Main Contractor Khas Corporation Sdn. Bhd.
Quantity Surveyor JUBC Sdn. Bhd.
Civil & Structural Engineer Lee Consult Sdn. Bhd. Electrical & Mechanical Engineer Nova Sdn. Bhd.
Landscape Architect Walrus Design Sdn. Bhd.
Interior Designer Domaine Architects Sdn. Bhd.
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3.2 Key, Internal and External Stakeholders Stakeholders are classified as people, organizations or groups that are concerned with the process or outcome of the project. The stakeholders are people who are actively involved with the process of the project or someone who has something to gain or lose as a result of the project. 1.
Internal Stakeholders - Internal stakeholders are individuals or organizations that are directly involved with the project itself. Internal stakeholders usually includes the project’s client, members of the consultant team and project ream, contractors, subcontractors as well as site personnels.
2.
External Stakeholders - External stakeholders are people who are not directly involved in the project itself but will be affected by the outcome or decisions of the said project. These usually includes the local authorities, licensing, professional bodies, stockholders, local community and the customers.
Client Tok Weng Sdn. Bhd. Project Team
Regulatory Bodies
Main Architect
DBKL
Domaine Architects Sdn. Bhd.
Quantity Surveyor JUBC Sdn. Bhd.
C&S Engineer Lee Consult Sdn. Bhd.
M&E Engineer Nova Sdn. Bhd.
Landscape Architect Walrus Design Sdn. Bhd.
Interior Designer Domaine Architects Sdn. Bhd.
Contractor Khas Corporation Sdn. Bhd.
SYABAS I.W.K
End User Hotel Guests Investors Local Community
JKR BOMBA TNB TM LAM Internal Stakeholders External Stakeholders
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4.0 Project Information
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4.1 Project Background Project Title: CADANGAN MEROBOH DAN MEMBINA SEBUAH HOTEL 8 TINGKAT MENGANDUNGI 2 TINGKAT TEMPAT LETAK KERETA BAWAH TANAH, 85 BILIK BERSERTA KEMUDAHAN DAN KOLAM RENANG DI ATAS LOT 999 , JALAN BUKIT BINTANG, BANDAR KUALA LUMPUR, WILAYAH PERSEKUTUAN KUALA LUMPUR UNTUK TETUAN TOK WENG SDN. BHD. Situated in the urban setting of Bukit Bintang, the site measures 0.67 acres with effective building plinth measuring only 11,000sqf (0.25acres). It set up the first challenge of creating a hotel that would be able to accomodate: - 8 floors of 85 hotel rooms - 2 levels of basement - Swimming pool Location: 227, Bukit Bintang Street, Imbi, 55100 Kuala Lumpur, Federal Territory of K.L. Site Context: - Pavilion Mall (400m away) - Dining in the Sky (adjacent lot) - Placed along Jalan Bukit Bintang which connects to the Tun Razak highway
Kloe Hotel
Constraints on site: - MRT development encroached into original plot area of land, causing stifle to the proposed development dates, delaying the project by 1 year. - Shell petrol station placed in front of site, conceals the frontage of the hotel, no clear entrance can be perceived from Jalan Bukit Bintang. Only access is through a narrow road that leads to the hotel site itself. 12
4.2.1 Schematic Design The schematic design is the initial phase of every construction project. It begins when the client consults and hires an architect and ends in the submission of the planning approval to local authorities. The architect’s job scope in this phase is: • Taking the client’s instructions and analyzing the project brief • Preparing preliminary conceptual sketch proposals to interpret the project brief • Developing the preliminary conceptual sketch proposals into sketch designs to a stage sufficient to enable an application to be made for planning approval or approval in principle as required under any relevant laws • Preparing preliminary estimates of the probable construction costs based on the current area, volume or other unit costs • Where applicable, preparing and submitting drawings and other necessary documents to the relevant approving authorities for either town planning approval or approval in principle as required under any relevant laws.
4.2.1.1 Objectives of Project - To build a boutique hotel within the urban context of Jalan Bukit Bintang that has a target demographic of the upper middle class and tourists. - To design a unique hotel experience as an urban respite with proper landscaping and an attention to details. - To use passive building strategies to minimise cost incurred by cooling mechanisms and increase efficiency of building - To complete the project within the projected time frame within an initial budget RM38 million to satisfy client and stakeholders in the project. - To gain approval from relevant authorities to encourage a smooth operation throughout the building phases.
Pre-existing bungalow on the land acquired by Tok Weng Sdn Bhd which was initially going to be converted into a boutique hotel. 13
Land survey of lot 999 in Wilayah Persekutuan Kuala Lumpur
The lot number of the proposed site is 999 in Wilayah Persekuatuan Kuala Lumpur which used to belong to a private dwelling but was later auctioned off and acquired by Tok Weng Sdn Bhd. (current client). They had intentions of developing the pre-existing bungalow into a boutique hotel and thus appointed Domaine Architects as the architectural consultant for the project. The client hires the architect as the main consultant by signing a list of contractual documents. This is the fee proposal which includes rates, reimbursement of expenses, liabilities, legislations, copyright information and various scopes of architectural work throughout the different phases. After signing the contractual documents, the architect is given the task as lead consultant of the project then proceeds to nominate the other consultants for the schematic phase. This includes the M&E Engineer, C&S Engineer, Quantity Surveyor and Landscape Architect. Domaine Architects also took up the role of Interior Designer as their company offers such services. After a discussion, Domaine Architects ruled the scheme as not feasible due to the limited built-up area that would not be enough to generate revenue for the client. Thus, demolishment of the pre-existing building was proposed and an erection of a vertical mid-rise building was chosen instead.
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4.2.1.2 Developing the Design Brief The architect’s basic services includes interpreting the project brief when clients are evaluating options for their vision of the space. These are discussed through a series of conceptual sketches in Client Consultant Meetings (CCM) in which the architect will advise the client to achieve their objectives in relation to the project constraints. Early Conceptual Ideas Tok Weng Sdn Bhd (client) was fairly well travelled and showed a lot of international case studies of hotels from Bangkok, New York, London etc. in the beginning, but Domaine advised that there should be more of a locality to the project that blends in with the urban fabric of shophouses found along Jalan Bukit Bintang. Through discussion, they reached a compromise and formulated an initial brief. Architect’s Intention: The project relooks at the “art of place-making” where the built environment is simplified to only elements that matter. It explores the ideas of accommodating user needs for basic provisions of living space along with a careful study of comfort, ergonomics, natural materials, colour and texture as well as contextual adaptation.
An international standard of hotel design the client was interested in the initial phase. (The Fleur Room, New York).
Vertical fins of the context of Jalan Bukit Bintang as early inspiration for form development
Early on, in the design process, Domaine Architects had to convince their clients to preserve the original Chengal wood trusses of the pre-existing structure on site to be adaptively reused as a decorative element in the future. They had to negotiate and present the proper pros of keeping it because of its hardiness and longevity. The clients bought into the idea and kept it in one of their ongoing worksites in Bangsar. Original Chengal timber trusses that were retained for adaptive reuse later in the process
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4.2.1.3
Preliminary
Cost
Estimation
The preliminary cost estimation is an introductory cost to the project. An approximation of cost is calculated by the Quantity Surveyor based on the star rating of the hotel and the amount of rooms in it. The advantages include: Determining cost for budget control - Increasing awareness on probable cost to gain early ďŹ nancial commitment - To inform architect and engineers of the costs of project to and commitments required. It will include: - The date of the estimate and expected tender date - The drawings and brief speciďŹ cation details - The expected variation from the estimate to actual construction costs - The more information is provided, the narrower variation will be
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4.2.1.4 Developing the Conceptual Sketch The built form was a simple U-shaped building with a naturally lit and ventilated corridor that faces into a central courtyard. A carved out space that is sheltered from the tropical climate and urban heat island effect found in urban settings. Along the corridors, vertical planting was introduced to further cool down internal spaces. Most guest rooms were oriented to be north and south facing to optimize views out but also avoid direct sunlight. Vertical fins are also incorporated on the facade to further reduce heat gain into the rooms. The east and west walls are more solid with calculated perforation in order to maintain sufficient natural light and cross ventilation.
Sun shadow study of the initial massing is done by Domaine Architects to convince clients to include screens at exposed walls.
The design was then presented to the client in a Client-Consultant Meeting (CCM) to be firmed up and decided. Tok Weng Sdn Bhd agreed to the proposal shown.
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4.2.1.5
Planning
Approval
Documents
After the detailed conceptual sketch is developed, documents must be submitted to local authorities in order to receive planning approval before construction on site. The required documents are: i. Development Order (DO)/ Kebenaran Merancang (KM) ii. Development Proposal Report (LCP)
I.
Development
Order
The Development Order (DO) is prepared by Domain Architects and is submitted to MBKL for approval which includes landscaping input, on-site detention (for rainwater) plans, architectural layout & drawings (location and key plans, site plan, floor plans, elevations and sections). The client must settle off the land matters / preliminary design and as well as firm up the type of development as well as the build up area, number of units and number of parking provided. All these were coordinated through fortnightly (2 weeks) Client-Consultant meeting with the consultant team and the client so that all feasibility systems were included. D.O submission can be made to the local authority department which is called One Stop Centre (OSC). OSC will act as a coordinator for the local authority internal department and also toward the external approval agencies like SYABAS, TNB and IWK. This process took up to 2 years before the D.O. was finally approved. During this phase, Domaine architects had to attend monthly council meetings with the planning and building compartments of the OSC. Within those meetings, they would receive comments to amend certain portions of the project. As such, they had to prepare Amendment of Development Order (ADO) to be resubmitted to the local authorities. This back and forth caused the project to be delayed by 2 years.
II.
Development
Proposal
Report
(LCP)
The Development Proposal Report (LCP) is a technical report that explains and justifies development proposal to be submitted by an applicant for planning permission under section 21A(1) and Layout Plan Section 21(B) of Act 172. The contents of the LCP may include: The development proposal’s concept and justification A location map, key plan, site plan and contour plan. Particulars of land ownership and restrictions - A description of land including its physical environment, topography, landscape, geology, contours, drainage and natural features of proposed site. - A survey of all existing trees, vegetation and building affected by the development. A land use analysis and its effect on adjoining land. LCP must be prepared for all development proposal applications in a particular local planning authority’s jurisdiction. 18
Key Plan, Location Plan and Site Plan included for Development Order Submission
Development Order approval letter issued by DBKL 19
4.2.2 Design Development 4.2.2.1
Design
Development
Design development is part of the pre-construction process whereby approved schematic drawings are developed with other consultants and converted to proper detailed working drawings. This process starts after the Development Order (DO) is approved by authority (DBKL). Addition to that, Preliminary Cost Estimation of project, submission of Building Approval (BP) and implementation schedule of project planning take place in this stage. The involved consultants are; -Architects -Landscape Architects -Interior Architects -Civil & Structural Engineer -Mechanical
I.
&
Electrical
Detailed
Working
Engineer
Drawings
After approved schematic design, Project Architects along with the Concept Architect to produce working documents and building drawings according to preference of client.
II.
Building
Structural
Drawings
C&S engineers start producing building structural drawings after approval of architect’s drawings. Structural construction systems and methods are meant to support and transmit applied loads safety to the ground.
III.
Building
Services
Layout
The M&E engineers design and implement building services into architect’s drawing. The drawings indicate systems installed in buildings targeted for user comforts, functions, efficiency and safety. a. Energy distribution b. Energy supply (Gas, Electricity, Renewable Source) c. Escalators and Lifts d. Facade Engineering e. Fire Safety, Detection and Protection Heating Ventilation and Air-Conditioning (HVAC) f. Information and Communications Technology (ICT) networks g. Lighting (Natural and Artificial) h. Protection from Lightning i. Refrigeration j. Security and Alarm Systems k. Water, Drainage and Plumbing
IV.
Landscape
Layout
Landscape Architects integrate landscape details and design into the architect’s drawing.
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4.2.2.2 Building Approval Submissions The working drawings will be developed into building plans with required documents before sending in to authority for submission approval. The submission drawings include: -Borang A -Building Plans (BP) -Fire Fighting (Bomba) Drawings -Road and Drain Plans -Earth Work Plans -Street Lighting Plans -Indah Water Konsortium (IWK) Plans -Jabatan Pengairan dan Saliran (JPS) Plans -Road Name and Address -External Electrical Supply System
I.
Borang
A
The Borang A submitted by Project Architect, which proves design drawings are complying with Uniform Building By-Laws (UBBL) 1984.
Sample of Borang A retrieved from DBKL OďŹƒcial Portal
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II. Building Plans (BP) After the approval of initial design drawings, Project Architect produces documentation report and BP drawings and deliver to authority.
Site plan prepared for submission of BP
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II. Building Plans (BP)
Documentations
Duration
1. Building Plan Approval a. Public utilities, housing, shops / oďŹƒces, factories, institutions, complexes.
30 days
b. Detached house provided that there is an infra approval with full payment and documents.
3 days / 24 hours
c. Supplements or amendments of home / shop / oďŹƒce / factory provided payment and complete documents.
3 days / 24 hours
d. CFO withdrawal after receipt of Form
14 days
e. Make a Review of Proposed Development Report (LCP) for planning permission application.
14 days
2. Temporary Building Permit a. That involves technical reviews.
1 month
b. That does not involve technical reviews (such as project signage and hoarding).
7 days
3. Customer Complaints.
7 days
4. Return of Collateral.
7 days
5. Contractor Charge Claims.
7 days
Table summarizing the duration of time for approval by the authority
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II. Building Plans (BP)
Approval letter of BP by local authority (DBKL)
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III. Fire Fighting (Bomba) Drawings Drawings integrating passive Fire Safety requirements based on Uniform Building By-Laws produced by Project Architect which informs and ensure the building comply to the rules and regulation set by authority. According to Client-Consultant Meeting (CCM) No. 32, Passive bomba plan was approved by Fire and Rescue Department (JBPM) on 04/11/2016 and the letter of approval was received on 22/11/2016. Besides, active bomba plan was approved on 20/4/2017, approval letter received by consultant NOVA on 08/05/2017.
Site plan prepared for Bomba submission
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4.2.3 Contract documentation
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4.2.3.1 Contract documentation phase After schematic design is carried out and obtaining necessary approvals, the next phase is contract documentation phase, coordination of all technical drawings and designs related to the project, the development of the specifications documents, finalization of details, and an updated statement of probable cost. This phase encompasses the preparation of drawings and specifications that set forth the detailed requirements for the construction of a building project to ensure that the client’s requirements are fully met.
4.2.3.2 Tender Documentation Tender documents are prepared in order to seek tenders for contractors and subcontractors. The usual flow for the tendering process is as follows: - Call tender - Tender submission - Close tender - Tender opening - Tender evaluation - Tender interview - Tender recommendation
In this project, Domain Architects undertake coordination with involved consultants such as M&E engineers and C&S engineers to prepare detailed and finalised tender drawings and specifications broken down into packages to be issued by the main contractor to potential sub-contractors. As the quantity surveyor will also prepare the tender documents stating the form of tender, condition of contract, bills of quantities, and schedules of rates. The involve consultants are: ● ● ● ● ● ●
Contract Director Architect C&S Engineer M&E Engineer Landscape Architect Quantity Surveyor
After the consultants obtain a number of competitive bids from qualified contractors each tenderers’ are evaluated by the and further a detailed report and recommendation is sent to the client. The report contained a copy of the tender document with a specific price each quoted for the construction. 27
4.2.3.3 Tender Notice As this project practices a selective tender, the invitation to tender was issued to pre-selected list of possible contractors after the preparation of tender documents. The project shortlisted a total of 9 main contractors to call for tender based on a joint evaluation by the development managers of Southkey Properties Sdn. Bhd. and recommendation of the architect. However, only 6 contractors participated in the tender process as the other 3 declined participation due to unavailability. Stakeholders: ● ● ● ●
Contract Director Architect Quantity Surveyor Tenderers
4.2.3.4 Tender Evaluation As the tenderers submit their tenders, they are invited for a mid-tender interview to allow for further evaluation and clarification of matters to prevent any inaccuracies of the tender. Architect must answer questionnaire from tenderer when they need specific information on the company’s products specifications required for the project, in order to complete a good tender. In time, other consultants will produce a technical report to evaluate the submissions. After that, a tender report consist of comparative analysis for pricing anomalies, errors, and compliance with the required specifications among all tenders, along with an analysis which with a summary of the tender process and the evaluation of all tenders will be produced by quantity surveyor to shortlist the lowest prices and best offers. The report is concluded with an appropriate recommendation to assist the development managers from the client in the selection of the best tender. The involved consultant are: ● ● ● ● ● ● ●
Contract Director Development Manager Architect C&S Engineer M&E Engineer Quantity Surveyor Tenderers
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4.2.3.5 Award of Contract After the shortlist of the best suited tenders, all the consultants has the last opportunity to perform tender negotiations. Any revised tenders are then submitted while the quantity surveyor submits a revised tender report. After revisions and negotiations, the letter of award/acceptance is issued to the selected tender to be signed. The earnest money deposit submitted by each tender is refunded to the unsuccessful tenderers by the Quantity Surveyor. Involved consultants are: ● ● ● ● ●
Contract Director Development Manager Tender Review Committee Quantity Surveyor Tenderers
Letter of Award given to the Contractor (as of 28th January 2014)
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4.2.3.6 Contract of Agreement The tender documents and the letter of acceptance will then become the baseline for the contract agreement. The contract agreement which stated the contract details and conditions will be prepared by the contract team which is then signed by the selected contractor and the client. Involved consultants are: ● ● ●
Contract Director Client Contractor
Contract Agreement between client, Masyerin M.N. Architect and Khas Corporation SDN. BHD contractor.
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4.2.4 Contract implementation
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4.2.4.1 Project Initiation phase During the project initiation the objective and the feasibility of the project are determined after a series of analysis to ensure the project opportunity. Once everything is decided, a project initiation document (PID) is created to provide the groundwork for the construction plan. ● ● ● ● ●
Detailed description of the problem or opportunity, introduction, business objective,assumptions, and constraints. A list of the alternative solutions available An analysis of the business benefits, costs, risks, and issues Main project requirement A summarized plan for implementation which includes a schedule and financial analysis.
4.2.4.2 Planning phase Planning phase is to setting and giving out all the work to be done which is an ongoing process throughout the end of project which also known as scope management. Besides that, work breakdown structure (WBS) is also an important task in dividing all the work into smaller functional categories. Next step is risk management which is to examine all the potential threats for the project and come up with solid information. After that is to establish information flow between the project stakeholders. ● ● ● ● ● ● ●
Work breakdown structures (WBS) Work sequence Define the project organization approach Prepare the schedule for execution phase Define and allocate tasks and resources Finance and costing Build the project team
4.2.4.3 Execution phase Execution phase which is where the implementation of the plan. This phase is divided in two main processes, the executing and the monitoring and controlling. Finally is closing phase which represents its official completion where project manager need to evaluate the whole project including success and failures and conducts a project report to calculates the final budget and offer information about any tasks that remain unfinished.
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Project Initiation ● ● ● ● ●
● ●
● ● ●
Establish project charter Appoint the project team Set up project office Evaluate appropriate construction method Determine cost effectivity plan and schedule
Monitoring Direct and monitors the progress of construction site Appraisals, weekly and monthly cost control, assist valuation, claims & payments
Planning ●
● ●
● ●
Distributes site activities into logical steps and budgeting the time required to meet deadlines Selecting contractors to perform work Determine labor requirement including supervising and hiring
Executing Starting of excavation on site Listing of site machineries to be delivered on site for construction
Closing Preparing for handling of project Final account Handling defect liability period (DLP)
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4.2.4.4 Temporary works (CS) Temporary Works refers to all temporary works required on site for the completion of permanent works. TW of the site are necessary for permanent works to be built and are often removed upon completion of the project but there are some temporary works is designed during earlier stage to be incorporated into the permanent works.In this project, the temporary works includes hoaldings, falsework, formwork, support work, scaold and other temporary structures. Temporary Works Coordinator (TWC) has been assigned by the principal contractor. In this stage, Temporary Works Coordinator (TWC) has to constantly communicate and update to consultant team to ensure the overall constructability of the development. The consultants involved in this stage included architect, civil engineer, and structural engineer.
4.2.4.5 Earthworks & setting out (Site engineer) The construction of the building started with earthwork. Earthwork begins with the soil investigation even before preparing the plan of a building. After that, the earth is pulling or cutting is done to make the ground surface even civil engineer is in charge in this process. Next is the setting out of the building it is the process of developing the physical positions of corners and walls of a building which is done by transferring dimensions from the layout plan to the ground. The setting out clearly deďŹ nes the outline of the excavations and the centre line of the walls, in order for construction to be carry out according to the plan. During the earthworks and setting out a site engineers has been appointed and act as a technical organization and supervision role on construction and operations projects. As part of the site management team the site engineer liaising with and working alongside with other consultants.
4.2.4.6 Groundworks & building works (CS) Groundwork involves the excavation and preparation of sub-surfaces ahead of major building and construction work. During this process civil and structural engineers is involved in investigative work, site clearances, substructure and ground stabilisation, drainage and earthworks to ensure construction process is compliance with the construction drawings with proper construction method in order to achieve the safely requirements.
4.2.4.7 Roadwork & drainage (CS) Drainage plays a key role in the preliminary stages of construction, it provides land with a safe, sanitary and stable foundation which eliminates possible future problems with sewage and standing water thus during the installation and construction of the roadwork and drainage, the engineers is acquired to do site investigation to track the construction process from time to time until the completion.
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4.2.4.8 Mechanical & electrical & plumbing (MEP) Mechanical systems can include elements of infrastructure, plant and machinery, tool and components, heating and ventilation. In this project electrical systems includes, power supply and distribution, telecommunications, computing instrumentation, control systems. Mechanical (MEP) Engineer is responsible for all aspects of the project relating to building services and to ensure that the day to day duties are performed professionally and expeditiously to support the ongoing progress of the project. The MEP team on site consists of the Lead Mechanical (MEP) Engineer, Electrical Engineer and MEP Inspectors. In this project the objectives are: ● ● ● ●
●
● ● ●
Advise the Project DIrector of any technical aspects of the mechanical services that may affect construction progress. Continually review the contractor‘s construction schedule during the progress of site works with regards to MEP services and report to project director. Review Contractor’s installation method statements. Undertake general project site observation / inspection of the mechanical services works for Contractor’s adherence to the approved shop drawings and Consultant’s specification, good working practices and construction schedule. Witness on-site piped system pressure test, air conditioning duct leakage testing and other testing that may be required during the first fix works and advise the project director accordingly. Review contractor’s mechanical shop drawing in conjunction with the structural and electrical engineers to ensure engineering co-ordination and advice the project director. Witness mechanical system final testing and commissioning on site. Monitor quality of the Contractor’s construction installations.
4.2.4.9 Landscape (LA) Landscape Architects conduct and coordinate the planning, design, construction, and alteration of pedestrian circulation elements, outdoor recreation facilities, and/or landscape structures and features adjacent to buildings and facilities; and perform other related duties as required. ● ● ● ●
Overseeing projects as they progress Coordinate the services of commissioned architects, engineers, contractors, and inspectors in the solution of problems arising during construction Exercise technical supervision over landscape maintenance programs. Participate in on-site inspections before final acceptance
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4.2.4.10 Site Inspection by authorities Local authority may inspect the building site at any time on its own initiative or due to complaints to ensure the project is comply with the approved plans, the Act or by-laws in the erection and construction of the building.Under laws of Malaysia Act 520, 35E,the Lembaga will appointed qualified person to be an analyst for the purpose of carrying out an analysis on construction materials or any other thing and to certify its condition, type, method of manufacturing, quality, standard and grade. Besides, occupational safety officers of Labour Department has visited the construction sites at intervals varying from a month to six weeks to investigate any fatal and serious accidents and dangerous occurrences or any complaints.
4.2.4.11 Site Inspection by Superintendent Officer (SO) After the completion of the construction, a site inspection has been carried out by the Superintendent Officer (Architect) to inspect all the physical work done by contractor is comply with the drawings and agreement to ensure there is no defection, at the same time the works reaches the satisfaction level.
4.2.4.12 Issuance Certificate of Practical Completion (SO) Together with the supporting documents from all relevant authority for the application of Certificate of Fitness (CF), then the SO issued Certificate of Practical Completion (CPC) to the main contractor. Upon CPC, the main contractor will be able to claim for the release of 1st half which is 2.5% of the 5% retention sum from stakeholder.
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Process of obtaining certiďŹ cate of Practical Completion
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Letter of Award given to the Contractor (as of 28th January 2014) A letter of award, is sent by the architect on behalf of the client is a written conďŹ rmation that a tenderer has been successful and will be awarded the contract for the project. The letter will typically contain details of the amount of the award, the date of the award, and when the contract will be signed. A notice to proceed may also be included detailing the date on which a contractor may begin work. 38
Submission of Letter to Inform Authority In this stage, a letter is submitted to the authority. attached with Borang B, as to notify MPSepang that the project is to start construction on site and the progress report.
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Borang B The Borang B document is ďŹ lled by the Architect, and this borang is to be attached and submitted to the MPSepang to notify the start of construction work. Failure to do so, the architect will be required to pay ďŹ ne and eventually will lead to a stop in the project.
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4.2.4.13 Project Initiation phase During the contract implementation, should there be any information needed by the main contractor from the architectural consultancy, a letter of Request of Information is then sent to the architect. Thus, should the request of information be approved, the architect then provides information and issues instructions to the contractor, as required under the terms and conditions of the project contract; to authorise the contractor to proceed with the works. Below is a summary of the RFI (Request for Information) document, liaised between the contractor and the architect (Domaine Architect).
Summary of Request For Information The use of RFI (Request For Information) in this stage is when the contractor requests for additional information from the architect and consultants should there be any insufficiency in information to proceed works on site. The response of the architect and consultants to the contractor should not be excessively long as it would cause a time delay and may further affect the cost of the project, in which, should be avoided in a project management. The above summary of RFI shown (as of 4 months before completion date) depicts the high efficiency of the architect in responding to the RFI requested by the contractor (BinaTex Sdn. Bhd.). Thus, the latter is of high importance as to prevent any time delay in the project construction, which may further contribute cost increase, as more labourers are needed for the project execution. Hence, it is seen that the architect and the consultancy has maintained an effective monitoring and control system to respond changes regularly.
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While the project execution took place, the contractor (Khas Corporation Sdn. Bhd.) has submitted the catalogue for material samples, with detailed specification to the architect. In the below table of catalogue submission, the response of the architect is seen to be efficient as the period between the date of submission and approval from the architect is short. Thus, this efficient step taken by the architect is to prevent any delay in time and any further cost increase in this project; thus to hinder from any conflict management. However, there seems to be a delay in response for the material approval by the C&S Engineer. This indicates a possible delay in time whereby the contractor may claim for an Extension Of Time (EOT).
Sample of Materials Samples & Catalogue Submission by Contractor (KhasCorporation Sdn. Bhd.) (as of 12th May 2016) (Completion date: 15th August 2016)
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While the project is being executed, site regular site inspections by the architect and other consultants are carried out to monitor the work progress of the contractor. Thus, should the works on site be successfully carried out,the letter of Stage of Progress of Work Certificate will be issued by the Architect, to validate and certify the completion of the percentage of work done at site. After the issuance of the Stage of Progress of Work Certificate by the architect. This Stage of Progress of Work Certificate is issued to the developer to progressively collect money from the purchasers in accordance to their units in the Sawtelle Suite apartment.
Sample of Stage of Progress of Work Certificate Issuance of the architect 43
Interim Certificate is issued by the architect (MMN) to certify the contracted payment, as it is to be rewarded to the contractor (Khas Corporation Sdn Bhd) monthly, during the project execution. The Interim Certificate is issued by the Architect upon receipt of the interim valuation from the Quantity Surveyor.
Khas Corporation Sdn. Bhd.
Sample of Interim Certificate to the Contractor Issuance of the architect
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Sample of Extension of time from the contractor to the Architect
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4.2.5 FINAL COMPLETION
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4.2.5.1 Pre-completion Checks Before the actual completion date, the contractor must ensure that the building is ready for inspection. The engineering staff has conducted a preliminary system review with the task of making Ar. Masyerin (architect) aware of progress, unforeseen difficulties and defects found. A few months before the completion of the project, a quality inspection plan was proposed, which was conducted twice a week by Tok Weng Sdn. Bhd (costumer), with the aim of minimizing defects. In the vacant phase, and to minimize rework, to save the contractor's time and cost. The contractor is then required to perform any identified unfinished remediation and repair work. The contractor is responsible for reporting the progress of the consolidated schedule of unfinished work to the project and consultant.
4.2.5.2 Preparation of Handover of Building The following is the phase that occurred during the final completion of the KLOE Hotel Kuala Lumpur.
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4.2.5.3 Handover of Project to Client At this stage of the project, when Ar. Masyerin (architect) confirmed that all the work specified in the contract had been implemented, completed and tested, before handed over the project (KLOE Hotel) to the Tok Weng Sdn. Bhd (costumer) .The documents sent to the customer are as follows: · · · · · ·
As-built drawings from consultants and specialist suppliers and contractors Operation and Maintenance Manual (O&M) Equipment and safety test certificates for lifts and escalators All certificates and warranties in respect of the works. The building log book and a user guide Health and safety file
4.2.5.4 Issuance of Certificate of Compliance (CCC) A Certificate of Completion (CCC) is required to verify that the project meets the necessary laws and approvals and is safe to use before being officially handed over to the customer. The CCC must be issued by the PSP (Principal Submitting Person), a qualified person who submits a construction plan to the authorities, in which the project architect is Ar. Masyerin (architect) In fact, the process of releasing CCC begins with the design development phase, when Form A (Borang A) is submitted after the building plan is submitted. Then, submit Form B (Borang B) four days before the start of construction. After the construction is completed, the PSP will submit the form G (Borang G) and the form F (Borang F) to issue the CCC. 47
A. Application for CCC to Authority DBKL (local authority) The Architect has submitted an application for CCC to the local authority DBKL, to allow the handover of the project to the client to take place.
*Information withheld due to Privacy Reasons 48
B. Approval from Local Authority (DBKL) After delayed from the date of DBKL permission check, the authority has been approved for on-site inspection in the KLOE Hotel, Kuala Lumpur. Then, after this document, the consulting team submitted the Borang G1-G21 form. The local authorities were delayed, probably due to the backlog of DBKL.
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C. Issuance of CCC (Certificate of Compliance and Completion) to Local Authority (DBKL)
The KLOE Hotel is suitable for occupants and will be issued a Certificate of Completion and Compliance after being suitable and safe. The as-built drawings and maintenance manuals are then submitted to the Tok Weng Sdn. Bhd (costumer), along with all warranties. Then, before correcting the defective part of the building, a “good defect certificate” will be issued before the customer's request is met. Then, further prepare the final account of the contract and issue a final proof of payment to KHAS CORPORATION Sdn. Bhd (main contractor) limited. The CCC (Certificate of Completion and Completion) is a certificate issued indicating that all construction work has been completed and compiled with under the conditions specified in the license granted. The CCC is a certificate that proves that the KLOE Hotel building is safe and suitable for living. The CCC is issued only after the approved construction plan and the DBKL (local authority) have legally approved the conditions specified in the construction plan.
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D. Issuance of CCC (Certificate of Compliance and Completion) to Local Authority (DBKL) At this stage, the CCC is submitted to the local authority for approval and verification of the order of the Borang G1-G21 form, where the Borang G1 to G21 form was submitted to demonstrate that all consultants have verified that the site architect and consultant team have been approved. The earthworks project monitored and completed the engineering and execution. Borang F is accompanied by the architect's comments above.
*Information withheld due to Privacy Reasons 51
E. Submission of Forms Borang G1 - G21 to Local Authority The Borang G1-G21 application submitted by the consultant will verify and conďŹ rm that the work performed on site is in compliance with the approval of the local authorities. At this stage, the consultant stated that they are fully responsible for the work on site.
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F. Release of Borang F Borang F is an attachment to the CCC application to demonstrate that the architect has monitored the on-site engineering of KLOE Hotel and completed and completed all projects under the terms of the contract, the Uniform Construction of the Law and the architectural plan approved by the authority. At Borang F, the architects proved that the KLOE Hotel is safe and available for occupancy.
*Information withheld due to Privacy Reasons 53
4.2.5.5 CertiďŹ cate of Non-completion (CNC) Since the construction of KLOE Hotel (project) has not been completed before the completion date stated in the contract, it is the responsibility of Ar. Masyerin (architect) to issue a non-completion certiďŹ cate (CNC) to KHAS CORPORATION Sdn. Bhd (main contractor of the project). An issuance of the CNC is required before the client can claim liquidated damages of RM 15,000/ per day (refer to Appendix A) from the contractor for any delay in completing the works.
*Information withheld due to Privacy Reasons 54
A. CertiďŹ cate of Extension of Time (EOT) Due to the incompletion dated stated on the contract , the Contractor shall give written notice to the Architect his intention to claim for such extension of time together with an initial estimate of the extension of time he may require supported with all particulars of the cause of delay.
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4.2.5.6 Certificate of Practical Completion (CPC) When the contractor completes the contractual obligations specified in the contract conditions, the architect will issue a CPC (actual completion certificate) to verify the completed work. This step is part of handing over the project to the customer. After a cost-per-click, the contractor can ask the stakeholders to release 5% of the 10% retention sum amount from the stakeholders. The CPC is also submitted to the DBKL (local authority) during the CCC application.
*Information withheld due to Privacy Reasons 56
4.2.5.7 Defect Liability Period (DLP) After the handover is completed, the handover date marks the beginning of the defect liability period (DLP). DLP of the project is about 18 months (refer to Appendix A) and the contractor shall take full responsible for any defects that occur during this period, provided that: -Originally there during the handover -Due to defective workmanship -The building was not built according to the building plan.
or
materials
4.2.5.8 Final Inspection The first inspection was carried out by the contractor’s staff a month ago. The customer-based, uncorrected defect list is then submitted by the customer. As a result, a defect schedule will be prepared for the contractor to address the following issues. Prior to the final inspection, the contractor will develop a work plan to ensure that all outstanding work or projects have been completed. The defect needs to be resolved within the agreed time limit and is borne by the contractor. Only after all of this is the architect's request for final inspections in the presence of customers, contractors, consultants, engineering surveyors and engineers.
4.2.5.9 Issue Final Certificate After the issuance of CCC (Certificate of Compliance and Completion), CMGD (Certificate of Making Good Defects) is released to KHAS CORPORATION Sdn. Bhd (main contractor) and issued by the Ar. Masyerin (architect) The Certificate of Making Good Defects (CMGD) is only issued after all defect works have been completed within the period of 18 months. This Certificate represents fully completed works by the contractor. Any other further defects or latent defects will not be entertained by the contractor anymore.
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4.3 Implementation and Measuring Tools Special programs are required to oversee and regulate the project planning, schedule, costs and documentation besides using office programs such as Microsoft Word, Excel and Powerpoint. -Planning and scheduling tools: Tools to monitor tasks, workflow, project growth and evaluation -Costing tools : Cost estimation and calculation -Design and Drafting : 2D & 3D drawings and rendering tools -Collaboration tools : Email,organize dashboards and proofing and approvals -Documentation : Editing documents related to the project Architect
Drawings are prepared by the architect for submissions to local authority and to convey proper building information to contractors and other consultants. The drawings were drawn using AutoCAD, a 2D computer aided and drafting computer software. SketchUp is used for 3D modelling as well as shadow studies and diagram presentations. The compatibility of the two softwares which allows import and export of models and drawings increase convenience while working and help to save time. Adobe Photoshop and Autodesk 3DSMax is used for rendering images of the building for marketing purposes and visualization for the client’s purposes. Quantity Surveyor
Quantity surveyors use either Autodesk Quantity Takeoff, WinQS or UQTQ to calculate and document all costs involved in the project. The software allows the quantity surveyor to produce a Bill of Quantities Documents, Estimates Documents and Monthly Valuations. The quantity surveyor is able to import the drawings and calculate the building costs and produce a final building sum. Quantity surveyor also use Microsoft Excel to sort out and clarified the calculation and cost of different project phases which are schematic, design development , tender and construction phases.
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Civil and Structural Engineer
Civil and structural engineer on the other hand uses AutoCAD, the same software that the architect uses to produce part plans and detailed mechanical plans to be integrated to the existing architectural drawings. As CAD is accurate it is suitable for projects which requires great accuracy, up to a 1mm such as construction and installation of mechanical parts. However, some of the engineers and suppliers have partially migrated to BIM and in this case it eases the burden on the architect to check the alignment of the said parts within the 3D modelling and standardisation of parts. Autodesk Simulation software is used to calculate load and test the integrity of the structure during the schematic and design development stage. Mechanical and Electrical Engineer
Autocad Mechanical and Electrical engineer use the same application as architect to produce schematic, detailed and tender drawings of building services and speciďŹ cation of system.
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4.4 Project Procurement Project procurement is the process used to obtain goods, services and work in order to achieve the scope of a project. There are several types of project procurement method used in the construction industry. The respective project procurement methods are: 1. Traditional Procurement 2. Design and Build Procurement 3. Private and Public Procurement
4.4.1 Procurement of Project In the case of this project - Kloe Hotel, the method of project procurement used is the Traditional Procurement method. For this method of project procurement, the client is under the obligations of two separate contracts; with the consultants and with the contractor. The consultants are appointed to be in charge of the design works and cost management of the project whereas the contractor is responsible for all the construction works. The traditional procurement process takes more time compared to other procurement methods due to its sequential methodology.
The consultant team of this project is appointed before the tendering process to ensure that all the drawings are completed before the commencement of the construction. By doing this, the client will be able to obtain a complete bill of quantities (BQ) to get a certainty on construction cost before awarding the contractor. The contractor of this project is appointed under a process of competitive tendering on complete information. A selective tendering process was used for this project in order to appoint the main contractor and in the end, the client awarded the contract to the contractor with lowest tender submission. 60
4.4.2 Contract Form There are a total of three types of contract used in the traditional project procurement method. 1. Lump Sum Contract - The contract sum is determined ahead of construction works and amount of contract is entered in the agreement. 2. Measurement Contract - The contract sum is known accurately when project completes and after re-measurement to some agreed basis. 3. Cost Reimbursement Contract - The contract sum arrives on the basis of the accurate and actual costs of used labour, plant and materials. The form of contract used in this project is the lump sum contract. The awarded contractor of this project is responsible to carry out an outline of work in return for an agreed sum in the contract. The amount may be a fixed amount of sum that’s not subject to recalculation so there would be no opportunity for the employer to make changes. The sum is subject to a minimal amount of fluctuations, usually to changes that are not foreseeable at the tendering stage. Revision of sum may be use of a formula to assess fluctuations or by checking invoices. There are two respective types of lump sum contract: Lump sum with quantities and Lump sum without quantities. The contract used for this project is the PAM Contract 2006 (With Quantities) which is a lump sum contract with quantities. Lump sum contract with quantities are calculated based on the bill of quantities, BQ and drawings. For objects that can’t be accurately quantified, they can be revised by an estimated amount but all should be kept to a minimum.
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4.5 Success Criteria The success criteria of a project typically refers to the performance efficiency of the project that is acceptable to the client, end user and the stakeholders. Project success factors are determined by elements that are required in order to successfully complete a project. The success criteria of a project can be evaluated through a group of factors known as the “Iron Triangle” - Scope, Time and Cost.
1.
Time Criterion The time criterion is measured in terms of construction time, speed of construction and time overrun. In order for a project to be deemed as successful, it needs to adhere to the agreed or approved duration for the completion of the project as stated in the contracts. For the Kloe Hotel project, the overall duration of the project is delayed due to many unforeseen circumstances. First Delay: The first delayed occurred during the schematic design stage where the architect spent 2 years just to obtain the planning approval from the local authorities. Second Delay: The second delayed took almost a year and occurred during the development order, DO stage due to the MRT construction. All developments in Bukit Bintang that interferes with the MRT development has to temporarily stop. In the case of this project, the proposed MRT line interferes with the site entrance so the architect and client had to go through several negotiations and solutions with the local authority to solve this problem. In the end, both parties (Local Authority and Client) agreed on the same terms - to allow land below the MRT to still be used for access in order for the project to continue on. Third Delay: The third delay occurred during the contract implementation stage for about 2 years of time. This is due to drawings being wrongly coordinated without RFI from consultants in the construction stage. Other than that, the client’s requirement on finishes kept changing which disrupted the workflow due to submission amendments of building plans, ABP. The project delayed for a total of almost 5 years mainly due to unforeseen circumstances like the MRT development and changes of client’s requirements. In terms of time, the project has failed due to extensive delay of time. 62
2.
Cost
Criterion
The success criteria of the project should be attained at the client’s budget that profit both the stakeholders and the client. Cost criterion is accessed according to the overall cost of the project including costs that arises from variations, modifications and legal claims. The measure of cost is usually measured in the forms of unit cost, percentage of net variation over final cost (cost overrun). The Kloe Hotel project started with an initial budget of RM38 Million (Refer to Appendix A). Over the years the total cost of the project has rose to RM55 Million including RM3 Million allocation for interior design, ID works. The increment of budget was caused by several factors. Firstly, during the design development stage, the project was fined by the local authorities for not providing sufficient parking space. Moreover, due to the long duration of this project, several elements have increased in price over the years compared to when the project first started like labour costs for construction, finishes cost and more. This project was accessed as a failure in terms cost. Even though the project cost the client an extra of RM17 Million, he was satisfied with the project as it fulfilled all of his requirements.
3.
Quality Criterion The quality criterion corresponds to the time and cost spent throughout the project. Due to the huge time delay of the project, the market prices for finishes, materials and labour works have increased drastically. The architect and client did not succumb to lower quality materials within the initial budget but went ahead with higher quality materials of higher cost in order to achieve a high quality end product. Moreover, the architect and contractor respected the client’s needs even in the contract implementation stage which resulted in a time delay in order to deliver the best end product to the client and the stakeholders of the project. As a result of this, the project is a success in terms of quality as it was delivered according to the client’s needs, requirements and design intention.
Conclusion The key to managing a successful project is to achieve balance among the 3 criterions of the iron triangle : time, cost and quality. The project was a success in terms of its quality but it fell weak in terms of cost and time. In conclusion, the project was overall a failure as it did not achieve balance among the 3 most important success criterions. Although the project is accessed as a failure in terms of its success criterias, the architect successfully delivered a building that fulfills the client’s needs as the client was very satisfied with the end product of Kloe Hotel. 63
Completed images of Kloe hotel’s interior and exterior
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Appendix Appendix A - Site Meeting Minutes
*Information withheld due to Privacy Reasons 65
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Appendix B - Client Consultant Meeting Minutes
*Information withheld due to Privacy Reasons 71
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*Information withheld due to Privacy Reasons 75
References 1. 2.
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Chan, A.P. and Chan, A.P. (2001), “Key performance indicators for measuring construction success”, Benchmarking: An International Journal, Vol. 11, No. 2, pp. 203-221. Chan, A.P., Scott, D. and Chan, A.P. (2004), “Factors affecting the success of a construction project” Journal of Construction Engineering and Management, Vol. 130, No. 1, pp. 153-155. Designing Buildings Wiki Share your construction industry knowledge www.designingbuildings.co.uk. (2019). Retrieved from https://www.designingbuildings.co.uk/wiki/Cost_consultant. Davis, P. (2006). Building Procurement Methods. Building Procurement Methods, 1–21. Retrieved from: http://www.construction-innovation.info/images/pdfs/Research_library/ResearchLibraryC/20 06-034-C/reports/Report_-_Building_Procurement_Methods.pdf Official Portal of DBKL, E-Form, City Planning Department, Pelan Bangunan http://www.dbkl.gov.my/index.php?option=com_jdownloads&Itemid=692&view=summary& cid=959&catid=96&lang=en
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Company site visit on 23rd September 2019, meeting briefed and conducted by the principal Ar. Masyerin.
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