PROCUREMENT STUDY - Proposed Development

ASSIGNMENT 1

ICP824 CONSTRUCTION PROCUREMENT AND PROCUREMENT

PROPOSAL OF TRANSIT ORIENTED DEVELOPMENT (TOD) PROJECT Lecturer: Assoc. Prof Sr Dr Mohammad Fadhil Mohammad

Prepared by: AZZRI FAZRIL BIN ROSMAN 2020916259 ADAM ZHARIFF QAMEIL BIN ZAMRY 2020312085 AHMAD SAFWAN BIN AHMAD RAZAN 2020385807 NURUL NASIHAH BINTI MUHD NOOR 2020108193* SYAZWINA ZAFIRA BINTI ZAMANUDDIN 2020130413*

PROPOSAL OF TRANSIT ORIENTED DEVELOPMENT (TOD) PROJECT

TABLE OF CONTENTS

TABLE OF CONTENTS 1.0 EXECUTIVE SUMMARY 2.0 INTRODUCTION 2.1 Transit Oriented Development 2.1.1 Element of TOD 2.1.2 TOD in Malaysia 3.0 FEASIBILITY STUDY 3.1 Location Of The Project Site 3.2 Transportation And Access Road 3.3 Topographical Influences 3.4 Major Features And Landmarks Affecting The Site And Others 3.5 SWOT Analysis 4.0 PROPOSED TOD PROJECT 4.1 Project Overview 4.2 Project Vision and Objectives 4.3 Goals and Strategies 4.4 Proposed Development 4.5 Application of TOD Concept 4.6 Proposed Type of Building & Design 4.7 Proposed Operation & Maintenance 4.8 Proposed Construction Technique to Adopt 4.9 Proposed Innovation Construction 4.9.1 Building Information Modelling (BIM) 4.9.2 Drone camera 5.0 PROCUREMENT METHOD 5.1 Introduction 5.2 Procurement Alternative 5.2.1 Traditional Procurement 5.2.2 Design and Build 5.3 Factor Selection Procurements 5.4 Final Suggestion And Discussion 6.0 CONCLUSION 7.0 REFERENCES

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PROPOSAL OF TRANSIT ORIENTED DEVELOPMENT (TOD) PROJECT

1.0

EXECUTIVE SUMMARY

In this proposal of Transit Oriented Development (TOD) Project, the main point to emphasize is three suitable procurement method that commonly used in Malaysia World of Construction. In this part, we had discussed and suggest 3 most suitable procurement method that is Tradition procurement method, Design & Build and finally we discussed Management Contracting Procurement Method. These details regarding the general introduction of the procurement, organization structure for the procurement, advantages and disadvantages of the procurement and suitability of the procurement will be discussed in this proposal. Then we moved forward to the major common factors regarding the selection of procurement that we occasionally discussed. The objective of this TOD proposal is to suggest the most suitable procurement method to be used after considering all the factors related. At the end of this part, we suggest the most suitable procurement method to the respective Client.

This proposed project also we will be discussed about proposed type of building and design suggested, operation and maintenance requirement for two years defect liability period, enhance construction technique to be used in order to catch up with work program to avoid delaying this proposed project and innovation construction method that can be implanted during construction phase. All this generally discussed in this proposal to give brighter idea on how construction world works despite uncertainty of current economy. Before the commencement of work, we have to present feasibility study which consist of suitable location of site project, transportation and access road for purchaser user so do supply chain of construction material, topographical influences which made this area popular, main features and landmarks that already establish that will the price of this unit houses and last but not least the SWOT Analysis of this proposed Transit Oriented Development Project.

As every construction project in Malaysia required vision and direction for project to move forward, we discussed about goals and strategic to ensure this TOD project on the right track. Nevertheless, we have to ensure project funder will get benefit from their investment and their return of investment shall be high. During construction phase, we have to protect investor interest, the cost of purchasing construction material, the quality of every unit houses including podium parking and link bridge to LRT station, the time needed to complete the task and optimum manpower needed for the project to move forward. This TOD project proposal from this group remark how do the project management should be during before execution of work on going.

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PROPOSAL OF TRANSIT ORIENTED DEVELOPMENT (TOD) PROJECT

2.0

INTRODUCTION

2.1

TRANSIT ORIENTED DEVELOPMENT

For a development, transportation is a crucial element to be considered. Nowadays in globalization area, as well as economic growth have given impact on the numbers of population that increase rapidly.

Therefore, Litman (2018) said that due to this issue affect the demand for residential and business development in the city center and its surrounding tends to rise. This situation creates pressure on the existing development in the city, which encourages urban sprawl. As population increases, it creates the demand for public transportation to commute from home to work, shopping and even recreation.

Therefore, to support the growth of urban population rise, Transit Oriented Development (TOD) is a potential solution.

TOD is a type of development which is designed mainly to encourage the use of public transport and create a pedestrian-friendly urban environment as highlighted by Cervero (2004). He also mentioned that TODs that emphasize a pedestrian-oriented environment reinforce the use of public transportation. TODs that are within comfortable walking distance, make it convenient for residents and employees to travel by transit, bicycle or foot. The is in line with Kamruzzaman et al. (2014) that said TODs as being designed mainly to encourage the use of public transit and create a pedestrian-friendly urban environment. Beside that another researcher, Rahmat et al. (2016) mentioned that Transit Oriented Development (TOD) is a development concept that has been implemented in several countries such as Singapore, China, Australia, India and the United States. TOD as per Calthorper (1994) is an integrated development of housing, offices, shopping and carrying out their daily activities. Indirectly, it can improve the economy and quality of life to lead more comfortable and organized according to their respective capabilities.

2.1.1

Element of TOD

According to DeCoursey & Athey (2007), the key component of TOD can condense into the concept of complete communities that have the characteristics of quality transit facilities and service, walkable a high quality pedestrian environment, destination complete communities with a community center and the right mix of uses, compact with the highest densities closest to transit and parking that is carefully located, designed and managed. A good TOD that meets established principles of TOD would ensure that the objectives of the developments are achieved and the residents’ quality of life are improved as explained by Renne (2009) that the characteristics of TOD’s are grid street pattern, higher population densities, surface parking and efficient parking management, pedestrian and bicycle oriented design, 3

PROPOSAL OF TRANSIT ORIENTED DEVELOPMENT (TOD) PROJECT

mixed-housing types, including multy family, horizontal (side by side) and vertical (within the same building) mixed used and office and retail, particularly on main streets.

Another researcher, Bernick and Cervero (1997) explained six (6) elements of TOD that the first one is enhanced mobility and environment, where the congregation of housing, jobs, shops and other activities around transit. The physical environment is also enhanced for example TOD is expected to improve air quality, trips are converted to walk or bike and ride trips. The second one is the pedestrian friendliness where TOD involves the development of land use that encourage walking, such as narrow streets with trees, wide sidewalks, an absence of surface lots. Typical structures are street-oriented, mixed-use buildings that include a blend of residential, retail and commercial uses. The third element is alternative suburban living where TOD enables people to live in the suburbs without being entirely dependent on the automobile to access the variety of activities and services associated with cities. The pedestrian-friendly scale and design features of transit-oriented development promote social interaction.

Neighborhood revitalization are also elements highlighted by them where they said that TOD can stimulate economic growth in blighted or declining areas served by rail or other transit. Redevelopment agencies can promote transit-oriented development and improve the social and physical infrastructure of neighborhoods, providing needed housing and services to households from a mix of incomes. Besides that, they mentioned that the fifth element are public safety TOD places a mix of residents, workers and shopkeepers within a compact area, promoting a continual security presence by the constant activity and the last element highlighted by them are public celebration. They said that TOD should include some public open space, such as a park or plaza, that is a gathering place for events such as parades, performances, concerts or a farmers’ market.

Another study by Carvero and Kockelmen (1997) outline 3 main elements under TOD that are density, design and diversity. Density here mean all should be centralized because if origins and destinations are spread throughout a region, those with car will be very likely to drive rather than to take transit. For design features, they explained that it is crucial that TOD’s promotes walking and transit riding and discourages the automobile use. This would mean that the design under the TOD’s concept shall feature the landscape sidewalks, parking in the rear and street art walls in order to make the walking or cycling more enjoyable and for diversity, it is explained that availability of a wide range of amenities and activities within a given area3 and this shall also determine the successful TODs. 4

PROPOSAL OF TRANSIT ORIENTED DEVELOPMENT (TOD) PROJECT

2.1.2

TOD in Malaysia

Transit Oriented Development (TOD) is becoming increasingly a priority in Malaysia for developers and property firms to lead urban planning towards creating a quality, prosperous and sustainable living environment. It is a policy adopted by the Government of Malaysia, in particular the local authority of Kuala Lumpur, to address certain urban and suburban phenomena such as urban sprawl, air pollution and traffic congestion, and to encourage mixed use and high-density growth.

In New Straits Times, Salleh (2018) cited for a report in Malays Daily (Berita Harian) that Malaysia has fully embraced transit-oriented development (TOD) in a big way. That report had quoted PRIMA chief executive officer Datuk Abdul Mutalib Alias that said PRIMA had embarked on several TOD projects in Kalng Valley at various location including Cempaka, Pandan Indah, Pandan Jaya, Titiwangsa, Bandar Baru Sentul, Jelatek, Kinrara and Bandar Puteri. Other local developers that have their TOD projects are near Subang jaya LRT station, Salak Tinggi ERL Station and Dang Wangi LRT Station. Other LRT stations which become sites for future TOD projects Ara Damansara, Awan Besar, Kelana Jaya and IOI Puchong Jaya.

In the new also highlight that KL Central was the first TOD Hub by a well-known local company, and this company was involved in other TOD projects in PJ Central, Kwasa Sentral and northern transport hub of Penang Sentral. This TOD focused on urban growth around transit facilities and leverages on transit development to help produce sustainable benefits – walkable communities, improve access to jobs and economic opportunities, reduced motor traffic congestion, less air pollution and lower gas emissions.

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PROPOSAL OF TRANSIT ORIENTED DEVELOPMENT (TOD) PROJECT

3.0

FEASIBILITY STUDY

3.1

LOCATION OF THE PROJECT SITE

Shah Alam is a planned city and the state capital of Selangor, Malaysia. It is located within Petaling District and also neighboring Klang District. Shah Alam are divided into 36 numbers of section (Section 1 to Section 36) and 20 numbers of section (Section U1 to Section U20). The total area of Shah Alam overall is 290.3sq km. Shah Alam was enlarge several times between 1983 and 1997 where on 1983 additional 11.41km2 extended for Section 25-Section 28, extended 208.6km2 for Setia Alam, Bukit Jelutong, Subang Airport and Kota Kemuning on 1994 and the last extension is on 1997 where they included Paya Jaras and part of Sungai Buloh approximately 28.6km2. The proposed location of this proposed project is at Shah Alam Section 13. Shah Alam Section 13 already had been developed and well known as a place that provide supermarkets and also sport center. Figure below show the location of Section 13 from the google map view.

Figure 1 Area of Shah Alam Section 13

The place that we decided to proposed to the client is a place nearby the Stadium Malawati. This location is located just a stone throw from the proposed LRT3 station (Malawati Station). This location is quite strategic considering the surrounding facilities, the transportation facilities and the access road that considered easy to access. The area of this location is approximately 9.5 Acres which is very suitable for a high-rise development. The amenities nearby this proposed development are AEON Shopping Centre, Giant, Empire Shopping Gallery and Subang Parade are more shopping havens available. Educational 6

PROPOSAL OF TRANSIT ORIENTED DEVELOPMENT (TOD) PROJECT

institutions nearby include Management Science University and PTPL College, while golf enthusiasts can swing their way to glory at Sultan Abdul Aziz Golf Club, Glenmarie Golf & Country Club and Subang National Golf Club. Figure below show the exactly proposed location of this project as per mark with red colour. The place that had been marked with blue colour below are the proposed LRT station Malawati.

Figure 2 Proposed Site Location

Previous building at this place is Tesco Extra which was demolished earlier. This building had been demolished a year ago had been said due to unable to compete with the nearby competitor. The location also nearby the Aeon Mall Shah Alam which is only separated by a road in the between.

3.2

TRANSPORTATION AND ACCESS ROAD

As the location of this proposed location of project is very strategic there are number of highways that link to this location. Generally, the famous highways that surround Shah Alam such as Federal Highway, Guthrie Corridor Highway, ELITE Highway, LDP Highway, KESAS Highway, LKSA Highway and NKVE Highway are the obvious on-the-road choices from this proposed project location, while a LRT3 is in the offing. Aside to that, there are more choices exist, albeit further, at Batu Tiga and Shah Alam KTM train stations. Generally, it can be said that, the strategic location of this place makes the place are easy to access.

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3.3

TOPOGRAPHICAL INFLUENCES

Based on the study on the site. It can be said that the proposed site which is generally 9.5 Acres are relatively flat on the surface. This mean that it does not require any cut and fill works. However, if the client requests the building to build on higher level from the original ground level to avoid any flash food that will affect the operation of the building, the client may allocate some amount for the filling the site with exported material. Considering that the area of the site is already flat and the design will be more straight forward without considering to design will be follow by the topography of the land that are very costly. Figure below show the view of the proposed location of this development. It can be said that site is flat and just need simple site clearance to remove the unnecessary items on the site.

Figure 3 Google map view for location of the proposed development

3.4

MAJOR FEATURES AND LANDMARKS AFFECTING THE SITE AND OTHERS

Based on our studies, it can be said that there are landmark and features surrounding that will affect this development in the future. The major features are as per next page: -

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PROPOSAL OF TRANSIT ORIENTED DEVELOPMENT (TOD) PROJECT

A.

Transportation Line

This location is considered very suitable where it is really closed to the public transport. Besides the buses that use this route every day, there are some KTM that are nearby which is KTM Batu Tiga and Shah Alam.

The most important part is the location of this building are just a stone throw from the incoming LRT3 (Malawati Station). The location of this building that is near to the Klang Valley LRT are suitable for this project due to implement the concept of TOD in the development. On a user side, it is important to have a house which are near the public transport. This is due to the easy access and can use the public transportation to avoid traffic jam.

B.

Location

The location of this proposed development is very strategic considering the highway that linked to this place. As a place that had been crowded at the weekend by the outsiders, it can be said that this location is very strategic. Example of nearby highway as highlighted before are Federal Highway, Guthrie Corridor Highway, ELITE Highway, LDP Highway, KESAS Highway, LKSA Highway and NKVE Highway.

C.

College and Offices

There is MSU College nearby. Considering the student for the college need accommodation for them during their studies, it is important to provide with residential for them. Besides that, another target market is the lecturers and staff from this college. Another university that are nearby is UiTM Shah Alam which only separated by several stations from Malawati station. As there is UiTM station for proposed LRT, the target market can also for students and also lecturer from this university. They can avoid from using vehicles to go to the university by using the LRT3 which are just a walking distance from the proposed developments.

D.

Sport Centers

Shah Alam Section 13 is the sport center where it involves several numbers of building that are used for sport. This is like Stadium Malawati Shah Alam that had been used by the Selangor FC for Super League and there are also Stadium Mini Shah Alam, GO-kart, Golf Club and Shah Alam Extreme Park. This amenity that had been exist will increase the population of the people make Section 13 Shah Alam as a strategic place to buy property.

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PROPOSAL OF TRANSIT ORIENTED DEVELOPMENT (TOD) PROJECT

3.5

SWOT ANALYSIS

SWOT analysis is a strategic planning method used to evaluate the Strengths, Weaknesses, Opportunities and Threats involved in a development project. Usually, it involves identifying the objective of the project as well as the internal and external factors that are positive or negative in achieving the objective.

A.

Strength

Location: The location of this proposed development is considered strategic where it gives varieties of choice to the target market to come for this development when it is ready to open. This involve the target market to the people that interested to buy property here. The location as highlighted before are very strategic where it is very assessable. After the LRT3 had been completed, the people can come with LRT not only from LRT3 but also MRT that connect with LRT3 at One Utama mall station at Mutiara Damansara but also Kelana Jaya LRT line can be change at Glenmarie station.

Market: The demand for a housing at this place is very high. Considering that there are many sectors not only education sectors that involve university and colleges nearby (UiTM, MSU Colleges, PTPL College), there are also Sekolah Kebangsaan Seksyen 13, tadika Seri Cahaya Section 13, Sekolah Integrasi Assyakirin, and Madrasah Tahfiz Al Quran. Besides that, there are also another big sectors nearby that is Industrial Sector at Glenmarie. This will increase the demand of this housing development.

B.

Weakness

Weaknesses refer to the factors within the organization control which contribute to the project’s objectives and leads to improvement. The weakness of proposed site is there are a number of competitors nearby. For example, there are some existing residential nearby like Emira Residence which is closer to the incoming LRT3 Malawati. This actually apply the concept where several buildings inked together to create a TOD concept. In another 3 years, this building will be new landmark for Shah Alam Section 13.

C.

Opportunity

Market demand: The proposed site area is very suitable for new redevelopment because usually people now are searching for a development that is near to the public transport. Considering that it is hard to find an affordable residential, this is a chance to develop a mixed development that consist of affordable residential in the center of the town. Due to the traffic jam in the cities, people are looking for a place that

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PROPOSAL OF TRANSIT ORIENTED DEVELOPMENT (TOD) PROJECT

walking distance from the public transport for easy access. As the location is very strategic and nearby the incoming LRT3, where it connects Bandar Utama at Damansara MRT and Klang.

D.

Threats

Increased competition: There are many residential around Section 13 Shah Alam and surrounding of the section 13. However, considering this building will be completed 3 years more, it can be said that after that period there will be new building that will be targeted by the target market. As there are lots of competitors, we need to provide a better development for the choice of the client. The important one is to secure the profit for the client.

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PROPOSAL OF TRANSIT ORIENTED DEVELOPMENT (TOD) PROJECT

4.0

PROPOSED TOD PROJECT

4.1

PROJECT OVERVIEW

“‘U-City’ – Your future TOD Project”

Transit station community concept seems as a potential solution for transportation issues in urban center and population growth. We proposed Transit-oriented development (TOD) at potential area which is designed and built for sustainable property management that has a good planning with a unique design.

This project development can create a strong collaboration with authorities and communities in building connectivity. Moreover, TOD is an effective and varied tenant mix with an established property and facility management team. It also shows sustainable development criteria, with future maintenance taken into consideration. Generally, the land area in the transit station offers an outstanding opportunity for transitoriented development and it also offer a range of commercial and public services in pedestrian friendly environment. This development would make an offer for irresistible and affordable housing with good connectivity and simultaneously looking into regenerating economic development around the station.

4.2

PROJECT VISION AND OBJECTIVES

Our vision for this concept of project to make life much easier, safer, faster and more convenient for people to use public transportation in walk able distance. Our target market is young professionals, couples and young families, aged from their mid-twenties to forties that commute to and work in the Klang Valley to avoid the traffic.

The following objectives are intended to effect well-planned transit-oriented development: 1. Station-specific Flexibility

9. Vision for the Community

2. Pedestrian and Bicycle Access

10. Environmental Considerations

3. Mix of Land Uses

11. Economic Benefits

4. Housing Affordability

12. Open Space

5. Urban Design

13. Public Facilities and Infrastructure Focus

6. Street Design

14. Concentrate the highest density or land

7. Parking

use intensity close to the rail transit

8. Transportation and Traffic

station.

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4.3

GOALS AND STRATEGIES

Our goals to embellish our building project adopting the transit-oriented development (TOD) that works for everyone.

•

Make a township and open space more livable and well-used by communities.

•

Making TOD an important affordability strategy. As a car-based transportation is the second highest household expense, after housing, TOD has given communities expanded mobility options. Cost and convenience savings from reduced or even no need for car ownership by communities.

4.4

•

Increased local retail and services income from increased foot traffic.

•

Getting the balance right between community and developer interests.

PROPOSED DEVELOPMENT

“U-City” is a new and modern integrated development that we set on a 9.8 Acres freehold land at the Section 13 Shah Alam. Our development comprises of residences and urban retails with a link bridge that connect to the LRT 3 Station Malawati with existing Aeon Mall Section 13 Shah Alam will be another link bridge to this proposed development. The length of the link bridge will be approximately 70 meters for both that connect incoming Station Malawati LRT3 station to the Aeon Mall Shah Alam and another link bridge to connect mentioned Aeon Mall and the proposed development makes an ideal transit-oriented development (TOD) and a smart choice to many who earns an easy and convenient lifestyle. Consider the strategic location, residents will be at ease with the neighboring amenities available such as retail shops, facilities (swimming pools, open space, event hall, etc) and office blocks. We suggested in future the shop that will be open like Starbucks, pizza hut or dominos, tealives, Kenny Rodgers, Mcdonals, burger King and other shop that will give benefit to the owner like laundry.

Besides the close proximity of the LRT3, other destinations are also easily reached via several major access roads and highways as already explained in feasibility study part. Our aim to create vibrant, livable and sustainable communities in “U-City” and complies all of the criteria for a TOD, with its host of features and facilities. Featuring lifestyle retail outlets, grocer options and eateries, managed by maintenance team, residents will find everything they need to eat, shop, live and ride all in one place. With everything so conveniently located, residents will feel a sense of belonging that will enrich them, giving “U-City” the opportunity to be an integral part of their lives.

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4.5

APPLICATION OF TOD CONCEPT

Transit-oriented development (TOD) is defined in terms of mixed-use development near or oriented to mass/light-transit facilities. TOD is the best method of development to integrate residential and retail with LRT stations. Not only can we unlock the land value in Shah Alam, the stations will also be upgraded with new look and facilities. Our development can ensure TOD by focusing on the following concept:

Quality Public Transit There are transit facilities such as rail and bus stations and bus stops tailored to the level of transit service.

Parking is provided to accommodate transit users and TOD customers. Minimum off-street parking can be replaced with maximum parking and price on street parking can be exempted to manage demand. The maximum recommended distance to the nearest high-capacity transit station for a transit- oriented development is defined as 1 kilometer, a 15- to 20- minute walk. Moreover, by building at higher densities such as “U-City” whereas closer to the transit station, a development can maximize the number of people and services that can easily be reached by a short walking distance.

Figure 4 Transit Bus and LRT as Public Transit

Balanced Mixed-Use Development 1.

Creating a Destination Magnet: Complementary land uses that work together to make a “neighborhood” focus

2.

Retail: Retail concentrated in central part of TOD, near transit

3.

Residential Mix: Variance range of housing types

4.

Commercial: Moderate to high intensity forms of employment

5.

Civic Uses: Attractive public spaces and buildings

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PROPOSAL OF TRANSIT ORIENTED DEVELOPMENT (TOD) PROJECT

When there is a balanced mix of complementary uses and activities within the central area of a TOD (e.g., a mix of residences, workplaces and local retail commerce), many daily trips can remain short and walkable. Diverse uses peaking at different times keep local streets animated and safe, encouraging walking and cycling activity, and fostering a vibrant human environment where people want to live.

Walk & Cycle Street is designed to provide basic mobility for all and ensures safety for pedestrian and cyclist; 1. Leave at least 2m clear space to ensure that footpaths are accessible to all 2. Use speed table crossing to reduce motor vehicles speed 3. Create continuous, physically segregated cycle tracks when motor vehicle speed is higher than 30km/h.

4. Provide street trees and covered walkways to make walking pleasant during hot day.

5. Encourage active and visually permeable footage rather than blank compound wall to improve safety.

Figure 5 Illustration on walk and cycle on TOD Project

Connecting To promote walking and cycling, the networks must connect by create a dense network of rapid transit lines to ensure that the majority have access to high quality public transport.

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PROPOSAL OF TRANSIT ORIENTED DEVELOPMENT (TOD) PROJECT

Compact Development The basic principle of dense urban development is compact development by create a new development around high capacity rapid transit and existing urban cities. In a compact city such as Shah Alam, the various activities and users are commonly located close together will minimizing the time and energy required to reach them and maximizing the potential for interaction. When this city is shaped by this concept or principle, personal motor vehicles becomes largely unnecessary in a day life. Walking, cycling and the use of high capacity transit are easy and convenient.

This concentration creates vibrant communities with high quality public areas and shorter commuting distances making cities more livable. Stimulating community participation creates a more neutral, harmonious relationship between different social groups that living in the same area.

4.6

PROPOSED TYPE OF BUILDING & DESIGN

Located in Section 13 Shah Alam that will be walking distance from the LRT3 Malawati that connect Bandar Utama and Klang where there is interchange station at MRT Bandar Utama at Damansara and for Kelana Jaya Line at Glenmarie Station, this development will become a thriving strategic development. This Malawati LRT sation is a Light Rapid Transit (LRT) station serve the suburb of Malawati, Selangor, Malaysia is one of the elevated stations on LRT3. It is located near Malawati Stadium and Stadium Shah Alam and expected to complete and start the operation on 2024.

Figure 6 Illustration for the proposed development

This development offer for a clean, modern and energetic feel to for the purpose of attraction towards the investor. This development will be pure TOD concept with a covered bridge and covered pedestrian 16

PROPOSAL OF TRANSIT ORIENTED DEVELOPMENT (TOD) PROJECT

walkway that will link directly to the LRT3 Malawati station. With gross development value approximately RM500million, the project comprises of 2 towers that each of them consists of 30 storey towers housing of service apartment with builds up 678 sq. ft (Type A), 893 sq. ft (Type B) and 1033 sq. ft (Type C) where the layout design cleverly to ensure ample space as per below.

Figure 7 Layout plan Type A, Type B, and Type C

Besides that, there will be facilities on level 10. The facilities that are proposed to be included in this development are swimming pools, a Jacuzzi, library, gym, function hall and basketball court at level 10. It is important to choose the best facilities for the usage of the owner. With this facility, the maintenance fee is about 30sen per sq. ft. Besides that, there will be 3 storey retail, activity place, restaurant in one place. There will be also parking bays for every units where each of house will be offered one to four parking bays depend on the units that they choose. Numbers of this facilities will show to the investor that this development try to provide the best for the investor.

Figure 8 Facilities proposed to be provided at Level 10

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PROPOSAL OF TRANSIT ORIENTED DEVELOPMENT (TOD) PROJECT

To promote healthy lifestyle also, considering the land are considered big we aim to create a recreation space like what Setia City Mall that give a leisure place for the future community there to feel the nature in the cities.

Figure 9 Sample for recreational place as our part of proposal development

Besides that, we also aiming to provide a hall that high class hall that functioned to be rent to the insider or also outsider for a function like wedding and any official event. Considering that nature of wedding nowadays people are doing the event at the private hall, we think by providing a great ballroom not only give choice to the customer but able to provide a great cashflow to the client. Figures below show the sample of the ballroom.

Figure 10 Samples of Ballrooms as a part of our proposal

4.7

PROPOSED OPERATION & MAINTENANCE

Operations and maintenance typically include the day to day activities for the building/ built structure, its system and equipment, and occupants / users to perform their intended function. Operation and

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PROPOSAL OF TRANSIT ORIENTED DEVELOPMENT (TOD) PROJECT

maintenance always come into one term which is O&M because a facility cannot function well without a proper maintenance. Its subject to only two years development liability period upon handover to client.

Maintenance should cover facilities provided up to rainwater down pipe tank area. Based on as-built information, mixed development (Operation & Maintenance) manual should include:

i.

System Level Operation & Maintenance Information; Physical & Functional Descriptions, Trouble shooting, Preventive & Corrective Maintenance (Procedures, Schedules and Repair Requirement).

ii.

Special equipment which specific to Operation & Maintenance information usually will be organized in purchase of vendor/supplier data library.

iii.

O&M manual content and format procedure are conveyed via a detailed Safe Work Method Statement (SWMS) meets the Facility Management needs.

iv.

Integration with overall proposed Operation & Maintenance manual for completion and handover to the Purchase within specified timeframe (2 years).

Operation and maintenance procedures at certain system do not replace manufacturer’s documentation for specific pieces of equipment but act as a supplement document for their guidance. As example, system level to do troubleshooting toward mechanical component such as a pump, valve or motor will be referred to standard manual purposely for cleaning, test, maintenance, repair or replace with new one.

Operations and maintenance basically include day to day job task compulsory to building structure, systems been implemented, major equipment and facilities to perform their intended function smoothly.

A facility cannot be operating at optimum efficiency without being schedulable maintain. The coverage of task of Operating & Maintenance includes, activities, processes and workflows needed to keep the entire building and their infrastructure, utility system and drainage structure are in good order. These operation and maintenance activities will outsource to facilities management team to taking care of purchaser satisfactory at same time avoid complain as well. All these activities will be including both planned preventive, predictive maintenance and last but not least corrective maintenance.

Preventive maintenance consists of series of time-based maintenance requirement that provide a basis for planning, scheduling and executing scheduling system. Preventive maintenances cover scope of adjusting, lubricating, cleaning and replacing components. While Predictive Maintenance objectively to 19

PROPOSAL OF TRANSIT ORIENTED DEVELOPMENT (TOD) PROJECT

detect the onset of degradation mechanism and correcting the degradation to significant standard in the equipment. Besides, the corrective maintenance is to repair the equipment till they were properly function as per normal. However, certain equipment is at the end of its service life may lead to overhaul.

Requirement setting will be varying from a single facility, to a mixed development of building. As the number of complex facilities increasing, the outsource third party that perform operation & maintenance shall adapt in size and complexity. This is to ensure that equipment performance is sustained at all time.

Honestly, operation & maintenance team member required a knowledgeable, skillful, and well trained under training programmed. They will be paid based on work done of their maintenance task. Two years of contract awarded to very same team for maintenance. The goals of a comprehensive maintenance platform are to achieve following result:

i.

Reduce Repair Capital

ii.

Reduce unscheduled shutdown and repairs (Usually happen at SSU Room Construction Project)

iii.

Extension of equipment life

iv.

Realization of life-cost saving

v.

Provide safe, functional system and this mixed development building shall meet the design intent set by lead consultant

The proposed operation & maintenance for the project implementation (construction phase) would be: i)

For site administration works: Where all of the documents i.e. All specifications, brochures, samples, inspection and test plans, variation orders, progress claims, method statements, safety and health instructions etc. should be filed well from the project mobilization until handover period.

ii)

For Environmental Safety Health (ESH) implementation: All project planning and mobilization, environmental aspects and impacts, hazard identification, risk assessment and risk control, corrective actions will be implemented in order to minimize any accidents from happening to the site, as well as maintaining good quality of work. All of the ESH implementation shall include inspection works, monitoring of potential environmental pollution to happen around the site area, and a programmed to mitigate the risk.

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iii)

Inspection and Test Plan (ITP): ITP is a document that defines the installation, inspection and tests to be carried out on materials and construction works on a project to ensure compliance to contract requirements, specification, drawings, statutory and regulatory and quality management system.

iv)

Plant, machinery & equipment (PME): All PME must come with a preventive maintenance schedule, stock issue voucher, inspection and calibration date, certificate of calibration to prevent of lost track of the maintenance schedule. Therefore, the PME will be maintained and repaired periodically and shall be handed over to the client in a proper condition.

v)

Testing and Commissioning period which will encounter about 20 months before certificate issuance.

4.8

PROPOSED CONSTRUCTION TECHNIQUE TO ADOPT

The land comprises of substructure (basement 2 till Ground Floor), podium parking, two tower blocks (resident unit), retails and junction to main road connecting between apartment towers which also connecting an office block and LRT3 station. Therefore, the construction method and techniques shall also be differed from basement towards unit towers. There should also be a sectional milestone completion date in order the building can be built and completed in a timely manner. Every method of construction will be based on method statement submitted to lead consultant on site. Subject to their approval.

Construction technique to be adopted shall be conventional method, whereby the podium block will be divided into two sections, section A and section B, and earthwork and substructure will be constructed using the conventional formwork method using plywood and steel formwork. To reduce time, we proposed to be used innovative scaffold system such as PERI and DOKA. They can expedite the work based on training given to sub labor. Claim from sub-contractor based on their work done and interim payment certificate only can certify if there’s no defect after post-concrete inspection. Between phases, substructure basement we choose to PERI System for this project. Move to podium parking for both section A and section B will be constructed by using semi-aluminium Doka Formwork. Will reduce space by replacing PERI Scaffold ST100 to Doka Backprop. While the tower block is typical unit for every house, will be constructed using Kumkang Material Fabricate Aluminium from factory.

Fabricate Aluminium System formworks are generally easy to assemble and much faster than the conventional formwork, saving time and allowing you to pour concrete sooner. Concreting activity also 21

PROPOSAL OF TRANSIT ORIENTED DEVELOPMENT (TOD) PROJECT

will be demarcated as zoning system, which means concreting horizontal slab together with vertical structure. Tentatively every month we can achieve 3-4 levels per month. It also reduces costs as kumkang aluminium system and their loose item was one-time purchase and at same time reduce construction waste on site. Aluminium system formwork is designed with standardized panels, special panels, odd panels and component items to reuse every item for every typical levels. Each item supply by Aluminium Kumkang are different for every element such slab, shear wall, NLB Wall, staircase, lift core and double volume column.

Once the Section A podium casting completed, the PERI and Doka System Formwork shall shift to Section B area, meanwhile, the Section A reaches the tower A level (which is located at Level 6th), the Aluminium Kumkang System used by sub labor came in to construct the typical floor from Level 6 up to Level 24 with each floor consists of 7 working days floor cycle for each floor. After the Section A level 24 structure completed, the very same system will be shifted to Level 6 Tower B to continue constructing the structural typical floor every 7 days cycle. This is indirectly cost saving for the clients as well as the main contractor on board. As developer can submit for stage billing to bank from 2a to 2b once RC Work completed. Even for sub-contractor they only can submit for claim after aluminium formwork already dismantle and postconcreting inspection already carry out. To ensure coordination between trade are smooth, we suggest appointing Nominated Sub-contractor for Mechanical and Electrical Trade. They will consist of electrical contractor, plumbing contractor, fire fighting contractor and lift contractor. They are expert for their work task. While for architecture task, we intend to be hired total-sub contractor for the finishing work.

While the structural work is in progress, the finishing works which includes architectural works and mechanical & electrical works can start running full swing concurrently at the lower level. The four-story block will be completed 6-months before the overall completion date as it is parked under the nominated sub-contractors and will not hinder the construction of the tower building. As we choose design and build procurement system, we will assign different consultant for different trades. As lead consultant will be Veritas, structure work will be assist by Meinhardt consultant and last but not least the M&E Consultant will be tackled by Kotrek Consultant. As the coordination of all trade will be supervise by main contractor on site. Material approval and receiving also will be checked and verify on site. These construction method and technique are very important in order to control quality, cost and time required to finish up this proposed mixed development project. As we suggest to used innovative system rather than conventional

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method, the cost will slightly high but can reduce time of construction and achieve Qlassic requirement setting by client.

By using these kinds of enhance technology, we can achieve desire product as setting by stakeholder. In today era of globalization, fast-track project which produce early break-even must be proposed to any funder especially mixed development neat to infrastructure such as LRT3.

4.9

PROPOSED INNOVATION CONSTRUCTION

Innovation is important in construction industry. There is no doubt that innovations in construction technology are changing the industry. Construction team everyday had created devices to make their job easier while improving productivity, safety, job satisfaction and profitability. Its term of system also there are number of innovations that are widely used in this industry. Some Innovation that had been used will be proposed in this proposal.

4.9.1

Building Information Modelling (BIM)

Figure 11 Building Information Modelling Process

Building Information Modeling (BIM) is a system that can manage construction projects effectiveness. It is the combination numbers of software that act as a tool used by Architecture, Engineering, and Quantity Surveyor. Architect and Engineer will design the proposal in the Revit software and Quantity Surveyor will use CostX Software to prepare the documentation including the Bill of Quantities. The implement BIM in 23

PROPOSAL OF TRANSIT ORIENTED DEVELOPMENT (TOD) PROJECT

Malaysia was introduced by the Public Works Department (PWD) in 2007. The government encourages construction players to apply BIM to projects because BIM has a huge potential to facilitate solving problems of construction projects. The implementation of BIM systems will give benefits to the team where it gives support to design, scheduling and budgeting of built assets, provide platform to help architect initiate the process of design, increasing the speed of design, better visualities, demonstration and improve the documents quality. If this project used BIM from the pre contract to the post contract it will give better benefit to the team. Although the BIM in Malaysian had been introduced started on 2007, the implementation of BIM is still low. Due to the benefit that had been highlighted before it can be said that BIM can give benefit to the project in many aspects.

4.9.2

Drone camera

Drone is formally known as unmanned aerial vehicles (UAVs) or unmanned aircraft system (UASes). In a simple explanation, a drone is a flying robot that can be remotely controlled through software-controlled flight plans in their embedded systems, working in conjunction with on board sensors and GPS. Drone can be utilized in the construction project and a great innovation for the construction industry especially during site visit and site progress tracking. The usual method of the progress photos would require the person in charge to be on site and walk around the site which sometimes consume time. By using a drone, this can save more time by flying off the drone and capture the designated photos as per required.

Figure 12 Illustration on the Drone Application in the Construction Industry

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5.0

PROCUREMENT METHOD

5.1

INTRODUCTION

Procurement are defined by The CIOB (2010) as series of considered risk which each method has individual strength and weakness which must be calculated by clients and industry alike. There are several different types of procurement routes available for clients to select like Traditional Procurement, Design and Build, Construction Management and others where each of the different type of procurement has its own advocates and inherent strengths and weaknesses. Selection of an absolute optimal procurement method is difficult, because even the most experienced client or contractor does not know all the potential benefits or risks for each method. The report also said that the procurement is, therefore, a succession of ‘calculated risks. Industry and academia have consistently focused on reducing this risk using innovative methods of procurement. Procurement is a key process in a construction project that creates and manages contacts. Procurement activities span from identification of requirements to project closeout, making it a perfect mode for integrating organizational strategic directions. There are two types of procurements that will be discussed to be an option to the rich organization client from the middle east.

A discussion regarding the general introduction of the procurement methods, strategies, Process of the procurements, Advantages and Disadvantages and Suitability of the procurement choice.

In this proposal chapter 5.0 we are discussing three suitable procurement alternatives that is Traditional procurement, Design and Build procurement and Management Contracting Method. The detail regarding the general introduction of the procurement, structure of organization for the procurement, Advantages and Disadvantages of the procurement, and suitability of the procurement will be discussed in this topic.

Besides that, the major common factors regarding the selection of procurement are discussed. At the end of this chapter, we will suggest the most suitable procurement to be used considering all the factors related.

5.2

PROCUREMENT ALTERNATIVE

5.2.1

Traditional Procurement

5.2.1.1

Introduction

Traditional procurement is one of the most common procurement types that had been applied in Malaysian Construction Industry. It has been in the industry for a long time and had been the choice of the client for many years. Some key factor in traditional procurement is design process is separate from the construction and full documentation must be completed before the tendering process. The client has 25

PROPOSAL OF TRANSIT ORIENTED DEVELOPMENT (TOD) PROJECT

control over the design through their appointed consultants and the risk of the design are on the consultant. Generally, there is no design responsibility on the contractor. Design also separate from the construction process where it makes the overall time of the project increase.

5.2.1.2

Structure

Figure 13 Traditional Procurement Diagram

The Traditional procurement type is the simplest type that had been applied in the Malaysia Construction Industry. Through this procurement method, the design team will be appointed by the Client for design and cost control that usually consist of Architect, Engineer, Surveyor and so on to prepare the contract documents that include design by the Architect, Structural design by the structural Engineer, specification from both of the consultant and tender drawing prepared by the Quantity Surveyor for the tendering process. Usually all the consultant will be paid on the percentage basis form the contract sum by the client.

This type of procurement is simple because it is sequential.

The Architect will prepare a drawing based on the brief by the client and the structural Engineer will design the structure of the building according to the Architectural drawing. Other consultants also will prepare their parts like the Mechanical and Electrical works and Landscape Work (if any) by the respective Engineer and landscape Designer. Quantity Surveyor will prepare the Bill of Quantities and tender documents according the drawing by the designer. The design stage will be separate from the construction stage

After the tender documentation is completed the process of selecting a contractor will be started. Usually the process of selecting contractors are either open tender, selection tendering and negotiable tendering.

Each of the type of tendering have its own advantages and disadvantages and its suitability. For open tender method usually use by the government sector where it allows anyone to submit the tender and it 26

PROPOSAL OF TRANSIT ORIENTED DEVELOPMENT (TOD) PROJECT

will provide greatest competition between the tenderer and selective tendering only allow the tenderer to submit the tender by invitation. The negotiation tender usually suitable for special project that need specialist to do the works. After the Main Contractor awarded on the site, the design team will prepare the documentation of the tendering of the nominated sub-contractor. Although the nominated subcontractor will report to the main contractor, but the contractual agreement is between the client and the nominated sub-contractors.

There are three (3) types of contract under traditional procurement method that is Lump Sum contract where the contract sum is determined before construction start and the amount is entered in the agreement either with quantities (basis drawing and Bill of Quantities) and without quantities (basis drawing and specification), The second one is Measurement Contract that where the contract sum is accurately known on completion after the re-measurement to agreed basis and the third one is cost reimbursement where the contract sum is arrived at on where the contract sum is arrived at on the basis of the actual costs of labor, plant and materials, to which is added a fee to cover overheads and profit.

5.2.1.3

Advantages and disadvantages

i.

Advantages

Easy to adopt and understanding As explain before, the traditional procurement is widely used not in Malaysian construction Industry only, but it is widely used all over the world. It makes the understanding of this type of the procurement are very high. Comparing to the other procurement types that are very structured and require high understanding towards the role of other parties toward the other also the contractual relationship of all the parties this type of procurement is considered very easy to understand and adopt in this construction.

Both consultant and contractor are familiar to solve and face the risk during the procurement state of a construction progress.

High quality works Usually traditional method usually come out with high quality works since the client has the closer control of the works. Before the design process start, the client will give brief to the designer regarding the requirement of the development. This include the quality of the works. Designer have an appropriate time to design within the request by the client. Through the design process also client may comment the quality of work by the designer to ensure the quality are as per request by the client. It provides better design, 27

PROPOSAL OF TRANSIT ORIENTED DEVELOPMENT (TOD) PROJECT

clear accountability and construction control by the client since the pre-contract stage of this system is longer and give more time available for the client and the project team to and review the design before construction.

Competitive Price In traditional procurement, all the tenderers will tender the project on the same basis. Either use the lump sum contract, re-measurement contract or reimbursable contract the client able to give the competitive tender price usually by the open tender. Numbers of tenderers that enter the tender makes the tender more competitive because it ensures the tenderer to reduce the tender price to compete with another tenderer. By using selective tendering also client able to get a competitive price. By inviting several tenderers, usually client will comment the submission if any high price and the tenderer will submit their revise price on the revised submission. This method had been applied to some of the private developers to ensure they got the competitive tender price beside reduce the time of tendering.

Certainty The advantages of the traditional methods are greater certainty. This is because of the design is complete and finalized before awarding a contractor. Cost certainty represents the probability of completing a project within the budget agreed between clients and contractors before the commencement of construction. Time certainty represents the certainty and reliability of completing projects on time compared with that planned. The cost certainty is important for both contractor and client to ensure the project completed with the agreed budget.

ii.

Disadvantages

Time Traditional method requires longer time to complete the project. One of the reasons is because the tender process will start after the design of the building completely complete. Any amendment or comments by the client during the design stage will increase the pre contract time that will affect the overall time increase. Besides that, by using tendering method like open tender will increase the time for tendering process because numbers of tenderers that join the tender will increase the time during the tender evaluation and preparing the tender report. The concept of the traditional method that work by steps that the construction stage will start after the design stage will make the procurement time increase.

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PROPOSAL OF TRANSIT ORIENTED DEVELOPMENT (TOD) PROJECT

Communication Communication among the team are one of the problems of the members in this procurement methods.

Client maybe hard to manage the project since they need to communicate with parties at the same times.

As an example, the contractor did not have contractual relationship with the consultant. However, as a representative of the client that had been appoint by them, they must make a proper discussion during the site meeting regarding the construction phases to avoid any misunderstanding on the construction.

The Architect that will be the Superintending officer for private project usually have to make clear regarding the communication between the team. This is important where without any proper arrangement, there will be miscommunication between the team members. The communication problem also occurs between the client and various consultant. This is because the client has to deal with numbers of consultant compared to other procurement method that only concentrate on one team.

Contractor Input For Traditional method, the contractor input did not been taken during the tender stage. Some of the other procurements involve the contractor in the design stage. This is to get any inputs regarding the construction that will happen after awarding the contracts. The other procurement includes the contractor earlier and the contractor will be appointing as the contractor during the construction phase.

Include the contractor in earlier phase can get inputs from them as they had face problems in the sites.

Any problems can be detecting earlier to avoid any variation during the post contract. In the traditional method, as they did not involve the contractor input from the beginning, there might be number of variations that is expected to do during the post contract.

5.2.1.4

Suitability

Design Control by client For a client that want to have a control over the design and specification, this traditional procurement method is the most suitable method. Usually during the pre-contract stages the design process will take a longer time. This is due continuously changes of the design due to the client inputs. During this process, the client will comment the design by the designer in ensuring the design are as per client requirement.

This also include that some client request for a value management in their construction. For example, a client will ensure the structural design by the structural engineer are fit to the design and not over-design that will affect the budget cost.

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PROPOSAL OF TRANSIT ORIENTED DEVELOPMENT (TOD) PROJECT

Cost Control Cost certainty at start on site is important where some of the client realize that by using traditional method the cost certainty can be control at the beginning. This is due to the contract sum had been agreed during the contract documentation when preparing the rationalization of rates. All the variation after that will be used the contract rate and pro rate. Only some items that did not highlighted in the contract documents will be use new rate. This can make sure the client has the cost control of the project. During the construction usually the client can control the cost. Any variation during the construction phase usually control by client because they need to get approval from the management for any addition in cost.

Time not the priority As highlighted before that the time period for the overall pre contract and post contract are longer than some of other procurement. This is due to the separation of the pre contract and post contract. The time will be more increase if the client uses open tender that require more time in awarding contractor. This show that the time taken for the traditional procurement are very high. Some of the client will choose this type of procurement when the time to complete the construction is not the main priority. However, it also depending of other aspect.

Balance risk The risk for this type of procurement are balance between the team. Each of them takes the risk with them. For contractor, they take the financial risk between for construction. This is because the cost is been agreed during the awarding of the contractor. For a longer construction period, the contractor must ensure that their price of the bill of quantities are viable until during the construction ends. Besides that, for client side they hold the responsibilities of the design of the development. As the design are prepared fully by the design team, any future problems regarding the design are took by the consultant team. If the contractor only follows the design by the consultant, any problems occurs will be on the consultant responsibility.

5.2.1.5

Summary

This traditional procurement method is the familiar method that had been widely used in the construction nowadays. The process is very simple and the understanding of the team members role either the design team or the construction team is high. This type of the procurement offers some advantages that is easy to adopt, high quality, price certainty and competitive price. The disadvantages of this procurement 30

PROPOSAL OF TRANSIT ORIENTED DEVELOPMENT (TOD) PROJECT

method also explained where if the client choose to this procurement, the extra precaution need to be done to ensure the disadvantages did not affect much on the overall performance of the project. The suitability of the project also explained where in traditional method, client can control the design and specification, risk balance between the team, and suitable for a project that did not too much focus on completion time.

5.2.2

Design and Build

5.2.2.1

Introduction

One of common procurement method in Malaysia construction industry, especially for 500 million integrated building and infrastructure project is well known Design & Build Procurement Method. Design & Build contract is widely used for recent years during both detailing design stage and construction stage period. The main concept idea of Design & Build approach is for the client requiring those projects to be manage or contracted with single company that will be responsible for engineering, procurement, construction and commissioning. Basically, all existing client in Malaysia most probably would want ‘to turnkey in the door’ and ensure this project will be ready for client to move in.

Back to few decades in Malaysia, construction project has seen implementation of ‘old school’ the traditional procurement method. However, in today’s era of technology and fast-track project delivery, complexity of project demand greater stress on both engineering skills and management technique.

Hence, Design & Build Procurement Method is an alternative which rapidly popular in Malaysia especially in Proposed Transit Oriented Development. Design & Build happen to be beneficial to all parties such as clients, architect, engineers and contractors.

5.2.2.2

Structure

Figure 14 Design and Build procurement diagram

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PROPOSAL OF TRANSIT ORIENTED DEVELOPMENT (TOD) PROJECT

Design & Build system contains three components which are related to a single-point responsibility to a very same contractor. Generally, by all means fixed lumpsum price from our Arabian funder to one main organization only. Purposely to design and built according to client’s needs. As our funder looking forward for fast-delivery project, integration of Design & Build could lead to save in time and permanent lump sum price can be used was extremely attractive. Structurally, Design & Build puts the main contractor in charge of the whole project from design detailing stage till commissioning phase. In this structural system, contractor will carry out two functions: design and construct.

In addition to the single structural point of responsibility where all relevant parties shall obey to one main contractor only, cost and completion time is the only matter relevant to our Arabian funder. It’s means client knows his total financial commitment at very early stage of the feasibility study, provided he does not reliable to any changes throughout project stage. There is no detail provision in bill quantities, all extra charges or any changes on cost basis 100% absorb by work package contractor. Design & Build work packages contractor is responsible for cost, quality, project progress, environment safety & health, stakeholder and performance of completed Transit Oriented Development.

With this kind of single point of contact, the Arabian Funder only concentrate on definition of needs and final decision making rather than on coordination between consultant and nominated contractor. This Design & Build contractor has 100% responsibility for the final product and cannot put blame of construction defect to another party. The Transit of Mixed Development will likely end up with expected or higher quality of end product.

There were two main structural ways during determining the work package contractor for design & build procurement method: negotiation with a single design & build contractor after making contractual evaluation or consultant-contractor competitive style. The consultant will prepare the conceptual design while contractor offer another set of design for comparison purposes, or consultant will prepare up to partial stage only before contractor completes and guarantee their own final detailed design.

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PROPOSAL OF TRANSIT ORIENTED DEVELOPMENT (TOD) PROJECT

5.2.2.3

Advantages & Disadvantages

i.

Advantages

This part will justify the advantages of Design & Build as a procurement approach system. Discussion hence provides justification for the selection of Design & Build as a procurement method in this Transit Oriented Development Project.

Quick Delivery of Construction Execution Process As we know the prominent feature of Design & Build is to have one single point responsibility. It means this project shall be carry on without any mediating consultant between the Arabian Funder and the engage contractor. By allocating all design responsibility and liability to the engage contractor alone, this refers to the requirement of completing this project faster than other Transit Oriented Development project with same circumstances. Demands of our clients is to see fast result project delivery by overlapping and construction execution in order to avoid any possible delay. These criteria can be defined as significant factor for selecting Design & Build method. There is pressure from the Arabian Funder for early completion of the project which makes Design & Build involving only one single procurement phase as a result creating substantial time saving for projects.

Quick Project Commencement In current Malaysia circumstances, the Arabian Funder prefer this project to earlier for uncertainty economic crises, covid-19 pandemic and unstable political reason. Relying on Design & Build procurement method will allow construction to start before the detailed design is completed for every trade of project.

This criterion will be attaining good performance in term of time by giving green light for actual construction work of project to begin while the design specification is still developing and incomplete. The Arabian funder would express gratitude for early commencement of project based on this certain operational con-current phase executed at same time.

Communication Effectiveness Between Contractor & Consultant During project execution, there will be lot of changes information regarding technical design issue to be address as soon as possible. Any let changes inform to contractor, will delay certain activity task that enquire re-do work. Increase in costing and delaying total project timeline. This creation advantages represents active two-way communication between consultant and contractor through direct and close interrelationship on project site. As example, inspection and installation of reinforcement bar could be 33

PROPOSAL OF TRANSIT ORIENTED DEVELOPMENT (TOD) PROJECT

done at same time with presence of engineer & clerk of work. The Arabian Funder would believe effective cooperation and communication among these two entities will bring highly rate of success to project.

Reduce Conflict Among Project Team Members Key factor that will ensuring this project success is by reducing the level of conflict among project team site personnel. This conflict usually defined different tones of understanding due to their different disciplines and interest. While work package contractor looking forward their project monthly claim and progress, consultant must protect their work ethics without compromising regardless project delivery date. However, Design & Build method provide the solution by integrating design and construction process whereby different entities able to work in the spirit of teamwork. This arrangement enhances effective communication, coordination and collaboration among site personnel, which are all vital in reducing conflicts and misunderstanding.

ii.

Disadvantages

Even though we expected Design & Build to deliver this project as faster as we can and cheaper compared to old Traditional Procurement Approach, not all the Design and Build projects can really accomplished according to plan and perception. The disadvantages adhered to this type of procurement must be identify first and eliminate or control during project delivery.

The Client’s Satisfaction During execution stage of Project Delivery, design responsibility will be novated to work package contractor on board. As this Developer will realize only partial part of design will be encounter by them.

Minimum control of client for design detailed may trigger contractor to not follow 100% as per required by client during feasibility study stage. Value engineering will be conducted to reduce the usage or rebar during RC works or change to BRC mesh for unit tower rather than costly reinforcement bar. NLB wall which usually used concrete reinforcement will change to starken wall for reduction cost. This proposed value engineering idea usually can be conducted without client consent as long as final product comply with contract regulations.

Uncertainty of Project Cost On paper, cost of design and build procurement approach definitely higher than traditional procurement approach due to lack of competitive experience work package contractor who can tackle both phase at 34

PROPOSAL OF TRANSIT ORIENTED DEVELOPMENT (TOD) PROJECT

same time during tendering. As client required main contractor to be responsible towards design detailing and project progress. During negotiation stage, one fixed price will be presented by few potential work package contractor and only low percentage of variance between them.

Design Outcome Design stage can be either positive and negative in Design and Build procurement approach method. Best scenario when nominated work package contractor will fully fulfill the client needs. On the other side of scenario, there is still low possibility that the main contractor will encounter design change will does not fulfill the purpose of Transit Oriented Development as per discussed during early stage of construction.

The calculates risk was still there due to uncertainty of awarded contractor performance in the near future.

One Consultant, Two Different Direction One main key to a very successful design and build procurement approach is to have same understanding and same drive direction since project commencement till project finish. However, since the beginning of project the hired design consultant is originally under client order. Objectively to ensure final product delivery and quality assurance. However, change of command and additional direction when we novated nominated consultant under contractor order. As main concern of contractor is progress on site, hence makes consultant somehow to compromise on work ethic and design safety factor. Design changes will occur constantly depends on progress site to avoid re-do work. As example, different arrangement of lower bottom rebar which does not follow rebar drawing issued by consultant. The re-do work will delay the project and additional cost of daily operation. Compromising design changes won’t be hurt if still comply with design safety factor.

5.2.2.4

Suitability

Flexibility Suitability in Design and Construction Changes Flexibility of design changes is very suitable for D&B procurement approach. Essentially it is necessary for large and complex TOD whereabout their exact design detail is difficult to establish before tendering. This main criterion defines the ability to accommodate changes during both design and construction stages.

Variations of design mainly depends on stage of the project complexity. With D&B procurement approach, changes implemented during construction phase are often more costly than those executed during design

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changes. DB method integrated both design and construction phases with no clear separation between those periods.

Risk Transfer to Work Package Contractor Suitability of risk transfer to be allocate fairly by the contract, as client concern of to transfer all risk regarding project to engage contractor. This Design & Build procurement method offers opportunities for the Arabian Funder to transfer project risk to work package contractor compare to other construction procurement. In a nutshell, ability to transfer risk to the engage main contractor remains as one of the significant reasons for us to present DB method for our Arabian Funder. A single point of responsibility within both design and construction are easily shifting to contractor side. The main concern of Arabian Funder only returns of investment.

Suitability of Project Planning Efficiency These Transit Oriented Development project features are directly affected by procurement method, with DB likely to promote high efficiency of construction planning. They will be more collaborative coordination for planning, design and method of construction. Design & Build is likely to give positive impact in construction planning due to collaborative working style wherein contractor and designer having same site office at project site. Different entity with same objective. Compared to Traditional procurement approach, consultant team main focus to ensure design process and execution on site rather than planning, coordination and actual progress on site. D&B ensure that consultant have to consider progress on site as they right now were part of main contractor team.

5.2.2.5

Summary

After we have discussed the connection between project performance outcome and Design & Build procurement selection criteria which covered most time, cost and quality. It’s already covered the advantages and disadvantages for our Arabian funder to understand his risk of investment. Nevertheless, every investment would encounter risk however through right choice of procurement method would minimize the calculated risk. This discussion was developed to show the influence of Design & Build for TOD project succession. Speculative calculated risk can be within or out with the control of a main contractor. However, suitability of this TOD project to Design and Build approach would be carefully undertaken by ensuring work package contractor is willing, desired, able and relevant experiences to control risk satisfactorily otherwise they will pass these risks back to client.

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PROPOSAL OF TRANSIT ORIENTED DEVELOPMENT (TOD) PROJECT

5.2.3

Management Contracting

5.2.3.1

Introduction

The CIOB report (2010) stated that management contracting works by having a contractor managing a series of ‘works’ contractors or subcontractors. This type of procurement is where the client has the Main Contractor in place and responsible for managing the sub-contractors. The different between this type of procurement and traditional procurement can be seen on the responsibility of the Management Contractor where in this procurement method, they did not have to require any of the actual works. They are solely obligated to manage it on client behalf. However, it is important for the client to choose a highly experience construction company for this type of procurement.

Figure 15 Management Contracting Procurement Diagram

5.2.3.2

Structure

Management contracting procurement are one type of construction procurement where the client employed different subcontractors directly. The term sub-contractor in this procurement are usually known as ‘works contractor’. The clients will appoint all the design team (consultants) and a contractor that are called Management Contractors. This Management Contractor undertakes to manage the work through work contractors. Here, the work contractors are contractually accountable to the Management

37

PROPOSAL OF TRANSIT ORIENTED DEVELOPMENT (TOD) PROJECT

Contractor. The client engages the Management Contractor to take an active role in the project at an early stage, and because of this the Management Contractor is normally an experienced contractor.

The Management Contractor is responsible for the administration operation of the Works Contractors.

However, Management Contractor is not liable for the consequences of any default by a Works Contractor as long the Management Contractor has complied with the requirements of the management contract.

The feature of the early appointment of the contractors to work alongside the other consultant to develop programme for construction and contribute to the design and costing of the works. The contribution of the Management Contractors since pre-contract stage and this approach often means that design and the start on site overlap, with the design and tender packages becoming available to suit the construction programme.

In this form of contracting, the Client employs a Management Contractor to contribute from early stage and engage with its other Consultants. The Management Contractor provides advice and expertise with a construction angle to positively influence the design and manage the construction. As in traditional procurement, the employer retains responsibility for the professional team and for the design of the works. This is a risk hold by the client side that did not appear in the design and build contract. This Management Contractors will be paid contractor fee for managing the construction works usually on the basis of the cost of the works packages plus the agreed fee.

5.2.3.3

Advantages and Disadvantages

i.

Advantages

Time In management procurement method, there will be potential for time savings for the overall project as design and construction activities are overlapped. This is important for a client that request shorter project time. The overall period can be reduced. This is due to some of the packages can be start on the site earlier even all the design of other packages did not finalize among the client, design team and management Contractor. For example, a package for piling works can start earlier although the superstructure works still on the discussion phase among the team. This is also useful when some of the ancillary building are finalize earlier. Without having to wait for all the design completed, the progress of work for the finalize package can be start earlier. This can shorten the time of the construction compared to the traditional procurement that need to follow the stages.

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PROPOSAL OF TRANSIT ORIENTED DEVELOPMENT (TOD) PROJECT

Constructability Involving the contractor earlier can increase the constructability through constructor input into the design. The earlier involvement of the Management Contractor is to advice and expertise with a construction angle to positively influence the design and manage the construction. The contractor will be exposed earlier on the nature of work during the design stages. The experience of the contractor side is important to share the inputs to be applied in the construction. As the experience contra tor usually have exposed to many problems in site, it is important to include them in the design stages where their inputs, comments can help in reducing risk and proper management on the site.

Design Control In Management Contracting, the client has full control over design including incorporation of the design and specialist. For a client that already have the design concept to be implement and want the full control over the design, this management contracting is suitable where the design are by the design team on the client side compared to Design and Build procurement, that the design and specification are under contractor. Besides that, the Management Contracting ensure the client gains the contractors expertise without Architect relinquishing any power contractually or in term of design responsibility.

ii.

Disadvantages

Risk to client In management Contracting, although Management Contractor acts as the channel through which risks are transferred between the Client and the Work Contractors, they did not contractually responsible for the defaults of either party. All risks are transferred between the Client and the Subcontractors in individual contracts between those parties. Risk is largely with the employer, in respect of costs and time.

Another risk that have to face by the client is the design coordination risk and design changes. Appointing numbers of work contractors to work on the construction increase the risk of the design coordination.

Besides that, client also exposed the risk associated with the team performance.

Cost and Price Certainty As the Management Contracting did not involve any contract sum agreed and established, the cost relies only on the Quantity Surveyor’ estimates only. The works will proceed on the basis of cost plan and the final cost of the project will not know until the final work package is let. This is a financial risk toward the client where there is no price certainty. It is important for the client side to monitor and control the cost.

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PROPOSAL OF TRANSIT ORIENTED DEVELOPMENT (TOD) PROJECT

The cost will be endorsed by the management contractor at the beginning and the firm cost will be established progressively during the course of the work. This show that the risk over client for the financial risk and their side need to take extra precaution to monitor and control the cost.

5.2.3.4

Suitability

Fast track project For a fast track project that require to finish the project as soon as possible also for the project that need early start, the management contracting procurement are suitable to be used. This is due to the overlapping design, preparation of tender documents and construction. This is done by some of the precontracts and post contract are overlaps. Some of the work package can be done without waiting for all work package design phases is completed. As explained before, some of the independent package like piling can be done earlier although other packages are still on design phases. This will reduce the overall time of project when compared to the traditional procurement as an example.

Complicated and large project Management Contracting procurement can be considered as a procurement that suitable for complicated and large project. This is due to the key of the management contracting that involve the Management Contractor earlier. Usually the Management Contractor that had been choose are experience contractor in that scope of works. Their function is to give inputs regarding the development for reducing the risk and unseen problem that will be happened on the site. Usually for a complicated and large project will cause many problems in the site so it is important to include this experience contractor in order to provide advice and expertise with a construction angle to positively influence the design and manage the construction

Control Quality For a client that want to control the quality of the building it is suitable to use this type of procurement.

The first one is comparing to design and Build method; client have control over the quality and specification of the design. Client usually will suggest the material, or anything with value for money that increase the quality and control the cost of the project. Besides that’s, involving the management Contractor is a good way where they can advise on the quality of the works and as each package is subcontracted to a specialist contractor with genuine expertise it promises a better quality by the work contractor because each of them is award based on specialization.

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PROPOSAL OF TRANSIT ORIENTED DEVELOPMENT (TOD) PROJECT

5.2.3.5

Summary

Management Contracting method is one of the alternatives of traditional procurement method that can eliminate some disadvantages that exist during the traditional method. The involvement the Management Contractor in this procurement method give varies of advantages in term of increase the time completion, constructability and design control of the clients. This will give benefit to the client in various aspect.

However, if client need to choose this procurement, they have to consider the disadvantages of this method. This is by controlling and monitor the cost and the risk that will be faced by the client. This is to ensure the risk can be reduce and the cost are controlled by the client. The suitability of the procurement method is to the fast track project, complicated and large project and project that need high quality.

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5.3

FACTOR SELECTION PROCUREMENTS

i.

Cost related factors

Cost or price completion is the main factor of some of the clients in choosing the types of procurement to be applied in the proposed construction. Price completion covers the aspects of value for money, maintenance costs also operational cost. The value for money is the optimum combination of whole life costs and quality to meet the user’s requirements. If the client is really concern with the value for money as the important factors, consideration need to be done in choosing the various type of procurement.

Traditional This method allows certainty in cost and time before commitment to build. There will be clear accountability and cost monitoring at all stages. Detailed design will be prepared by the design team during the tender stages and it will establish high level of price certainty. As all the cost are agreed during the awarding of the contract, there is a guaranteed cost and completion date. The cost is agreed earlier, and contractor need to consider the changes of price during the tendering stages because the contract rate will be used during the construction stages. Any variation that happened also will be use the rate in the contract documents.

Design and Build In design and build concept, usually the contractor will be tendered price that are much higher than the traditional procurement. The construction cost is fixed from initial design phase. The overall cost usually higher due to the risk that will be faced by the contractor during the construction phases. Besides that, there is a reasonable certainty over cost because the contract price is known at the outset considering that client did not instruct any changes during the construction of works, the contractor will be obliged to complete the project for the contract sum.

Management Contracting In management Contracting there is no certainty over cost at the outset and work proceeds on the basis of cost plan. The final cost of the project will be known only when the final package is let. Compare to the traditional procurement and design and build procurement that offer price certainty. However, the cost for this procurement can be monitored by employer’s professional team. Risk in term of cost for this procurement method are almost entirely with the client in respect of cost and time.

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ii.

Time related factors

In construction, time is very important factors. In choosing the type of the procurement, the speed of construction plays an important factor where each of the procurement have different construction period time. Some of client request the project within specific time frame while some of the client want to reduce the project duration to the minimum either to maximize return of investment and maybe to fit with the company planning. Each of the procurement offer different time frame of the overall completion period.

For public client, time is not most important factors for them.

Traditional For a traditional procurement method, it is suitable for both public and private clients that want to have control the stipulates overall time for the construction projects. For this type of procurements, the construction time will be stated earlier in the tender documents and will be part of contract. However, for traditional procurement will increase the time taken for the preparation of the tender documents.

Continuously preparation design, comments by the client’s side will increase the overall time of precontract stages.

Design and Build For design and build, it is suitable for client that want to reduce the pre contract stages time period. This is because in design and build procurement, the design is by the contractor itself and usually the contractor is given some specific time to prepare the design and documentation before been compete with another selective tender. Generally, it can be said that time taken by the contractor are shorter due to the design of the traditional procurement that usually drag to number months in preparing the documentation for tendering purpose. This is a speed process and suitable for the client that need shorter time.

Management Contracting Besides that, management contracting also suitable for client that request for the fast-tract project. This is because during the design phase the client will appoint the contractor that will be the Project management Contractor and work alongside the design team and some of the work package can be done earlier and overlap with the other work package that still on the design phase. For example, a piling works can be done earlier during the design stage of the main building work package is still on the road.

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PROPOSAL OF TRANSIT ORIENTED DEVELOPMENT (TOD) PROJECT

iv.

Quality Related Factors

One of the main issues in construction industry nowadays is the Quality of work done by the contractors.

In choosing the appropriate procurement method, consideration on the final output of quality of the work must be considered earlier. Every procurement method needs different focus in variety aspect to control the quality of the works. In this aspect, the experience of the clients itself are very important to control and fix the quality of the works. Between the clients, the public client usually more focused on the quality factors more than the private clients that usually putting other factors like value of money, time certainty, accountability is more important for them.

Traditional Different types of the procurement method give the different quality aspect. In traditional method, it offers the highest quality of works. This is because the quality specification is already stated earlier since in the tender documentation. The design including the specification will be provided earlier before the construction start during pre-contract stages and this will be mandatory for the contactor to follow the specification and design agreed in the contract documentation. Any changes on the design and material need the approval from the client side. This is the reasons why the traditional procurement method promises for better quality project.

Design and Build Design and build method overall pre contract and post contract phases are undertaken by one party which slightly can affect the quality of the construction project. Although for some design and build method in certain company requires pre-bidding of the project that include several contractors to join the selective tendering but less competitive and the nature of the design and build that require early completion may affect the quality of the works. Besides that, the contractor also subjected to the design criteria by the clients and their submission during the tender bidding process. This ensure the quality are controllable.

Management Contracting Besides that, another type of procurement that is management contracting method it suitable for a client that request for a high-quality workmanship. This is due to the early contribution of the contractor (project management contractor) in the earlier phase and exposed the contractor itself with the specification that required by the client besides able to manage better the trade contractor due to the better understanding of the projects.

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PROPOSAL OF TRANSIT ORIENTED DEVELOPMENT (TOD) PROJECT

v.

Risk related factors

Construction project are very complex and long-time frame and associated with risk and uncertainties. In choosing the type of procurement it is important to know the type and degree of risk that will be occurs during the overall project time. Beside knowing the type of the risk, each party must know the distribution of the risk itself. By using the varieties type of procurement, the risk is transferred to different organization or shares in some proportion between them.

Traditional For Traditional procurement, the distribution of the risk is considered fair and balanced between the parties. Consultants need to prepare the design during the pre-contract stages and contractor should proceed with the construction on site. It is considering to be a low risk method of contracting for the client, but both sides take different type of risk. For contractors as the contract sum are agreed earlier before the awarding of the contractor, the contractors take the financial risk for the construction. All the rate of items that will be used during the construction period us as per contract rate. For client side, they are considered liable to the design that are prepared by them.

Design and Build Design and build are one of the methods that client want to release their responsibility to the contractors.

In design and build method, the design is proposed by the clients. The consultants that work with the contractor side will proposed the complete design including the costing during the pre-bidding process.

As the design are prepared by the contractor side, they are liable to their design. All the risk can lie almost wholly to them. They need to assume the risk based on their experience for the design and construction of the project.

Management Contracting In Management Contracting procurement, Management Contractor acts as the channel through which risk are transferred between the client and the sub-contractors (work Contractor). Management Contractor are not contractually responsible for the defaults by other party. As in a traditional construction project, the client retains responsibility for the professional team and for the design of the works. This does create risks for the Employer which do not appear in a design and build contract but does allow the Employer to keep far greater control of the works and of the design.

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PROPOSAL OF TRANSIT ORIENTED DEVELOPMENT (TOD) PROJECT

vi.

Project characteristics and related factors

One of the factors that influence the selection of the suitable procurement method is the complexity of the projects. Complexity must be considered in deciding the most suitable procurement method as simple construction may best be procured in one way whereas the complex design and construction are usually suitable in different way. Besides that, size, complexity, location and uniqueness of the project should be considered when choosing the appropriate procurement as this will influence the time, cost and risk.

Traditional In theory, traditional method is suitable for moderately complex projects. This is because each phase of construction will be conducted by parties that have a different skill. The implementation of this procurement method is used for simple and moderately complex project. It is not suitable for complex project due to the complexity of project will make the project unmanageable. Complex project also involves many teams that will make the site more crowded with various parties.

Design and Build Discussing on the theory of the suitability of the design and build method, it can be said that this procurement types is suitable for simple and moderately complex project. This is because the design and construction are done by the on party which encourage time saving. Some of the project that require specialist work like hospital also used the Design and Build method. This is because in completing more complex building that require extra knowledge on the construction, design and build method is suitable avoid any variation compared to use the traditional method. Besides that, the construction by the contractor that design the project will increase the understanding of the building.

Management Contracting For Management contracting procurement, it is very suitable for sophisticated project. The first reasons are because the early involvement of the Management Contractor during the pre-contract stage. This Management Contractor will join the design team to give inputs to the team. Any problem can be detected earlier to avoid any design and related issue during the post contract stages and will provide expertise in term of buildability of programming of work packages. Besides that, the work package contractor that usually will choose using the competitive tendering based on their specialist will ensure the project will be done by the work contractor based on their specialist.

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5.4

FINAL SUGGESTION AND DISCUSSION

After we have discussed about three popular procurement approach which is Traditional, Design & Build, and Management Contracting; after take into account all consideration we have concluded that Design and Build procurement is the best among the best for this Transit Oriented Development project. This Design & Build procurement method was made after considering few factors related to this proposed project. Factors already discussed and considered to protect the Arabian Funder’s interest, allocation of risk, quality and delivery of project. Each of these factors already be further discussed and justified.

We agreed to use NOVATED DESIGN AND BUILD procurement method for this Transit Oriented Development procurement approach. It is quite similar with the normal Design and Build procurement with small different. The reason is due to facts client still have some control of design at the same timeline to pass the full responsibility to the work package contractor. At the beginning of project, feasibility study phase encourage client to engage consultant at first place cause the engagement of contractor will be after feasibility study. During tendering, we have to agree some initial design plan will be included in contract terms. Thus, the presence of same consultant at design is required. The illustration of novated Design and Build has shown below:

Figure 16 Novated Design and Build Structure

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PROPOSAL OF TRANSIT ORIENTED DEVELOPMENT (TOD) PROJECT

After we proceed to project execution, first task activity which is site possession client will novate same consultant team under main contractor responsibility. One-single responsibility to very same work package contractor will ensure execution construction phase carry out while waiting for detailing design finish. For novated design and build, the Arabian Funder team will still maintain slightly degree of control over the design of TOD instead fully giving design responsibility to the engaged contractor compared to the normal Design and Build procurement.

The Arabian Funder will appoint his own design consultant team, usually an architect to initiate design of the TOD up until the scheme design stage. Literally, design consultant will be under client before engaging main contractor for project execution. The very same consultant team will be transferred under contractor’s responsibility when main contractor has been chosen. The existing contract between client and consultant will dissolve and new contract will form between contractor and same consultant. This will allow the same design consultant team to have a continuing involvement in the project in terms of detailing design. The ways in which each of advantages are adapted for novated Design and Build have been explored during the discussion of Design and Build procurement method on 5.2.2. So, we proposed NOVATED DESIGN AND BUILD to be used by this project by our respective funder. However, considering that we already discussed another two procurements, we are also accepting if client want to use the other method whereas highlighted before each of the procurement method comes with their own advantages, disadvantages and suitability. If Client want to proceed with another option, we will make further study for encounter and minimize the risk/ challenges due to the disadvantages of each method.

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6.0

CONCLUSION

At the beginning of this proposal we discussed the concept of Transit Oriented Development where involves the definition of it, including the element of TOD and the implementation of TOD in Malaysia where we can see that Malaysia had started to implement TOD in some of the mega project. We think that in Malaysia, TOD project is very suitable now because government had started to provide and improve the performance of public transport. Relating the understanding of the TOD concept, as our Client suggest for us to proposed a TOD project, we first and foremost had conducted a feasibility study towards the projects. This is regarding the location of the projects site, transportation and access road, topographical influences, major features and landmarks and SWOT analysis. This study is important to know our proposed location is viable or value or money or not. After conducting survey, we had suggested one of the lands at Section 13 Shah Alam to be the proposed site. Considering the location of the project site that is at Section 13 Shah Alam that is very strategic, availability of public transports that is LRT and transit bus, the topographical that is not too complicated, and many features at the surrounding that contribute to the numbers of population. Besides that, we had conducted a swot analysis to know the Strength, Weakness, Opportunity and Threads of the developments.

For the proposed development is a mixed development it approximately comprises of 40% of retail and commercials and 60% of residential area which is located adjacent to the LRT3 Malawati Station. The operation & maintenance works shall be established before construction work starts, during and after the construction ends. The main contractor also shall propose a systematic operating and maintaining schedule to minimize the risk of delay, breakdown of the machineries and equipment’s, and overlooked items. The construction techniques to be adopted for the project shall be something that can minimize the cost as well as time-saving method. This also requires two different formwork subcontractors to construct the structural works. At the same time, the use of BIM and drone camera will be utilized in this project to ensure the smoothness and to avoid double handling work before and during the construction period as well as to ease the process of handing over after completion of the project. For the procurement method, we had suggested 3 numbers of procurement that we discussed in term of general brief of each procurements, structural organization, advantages and disadvantages, and suitability each of the procurement where we at the end of the chapter we suggest the most suitable procurement method to the Arabian funder.

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7.0

REFERENCES

Bernick, M. and Cervero, R. (1997). Transit Villages for the 21st Century. New York: McGraw-Hil Buang, S. (2018). Embracing transit-oriented development. New Straits Times. Retrieved 21 May 2020, from

https://www.nst.com.my/opinion/columnists/2018/04/352335/embracing-transit-

oriented-development.

Calthorpe Peter (1994). The Next American Metropolis: Ecology, Community, and Planning. Princeton, NJ, Princeton Architectural Press.

Cervero. R. & Kockelman. K. (1997). Travel demand and the 3Ds: Density. diversity. and design.

Transportation Research Part D: Transport and Environment. 2(3): p. 199-219.

J. L. Renne, Local Env (2009).-The Int. J. of Justice and Sustbty., 14:1, 1-15 Md. Kamruzzaman, D. Baker, S. Washington, G. Turrell, (2014) J. of Transp. Geo., 34, 54-70 Rahmat, Arina & Endot, Intan & Ishak, Siti & ahmad, zakaria & Che Ibrahim, Che Khairil Izam. (2016).

Development of Transit Oriented Development (TOD) Model for Malaysia.

R. Cervero (2004), Transit-oriented development in the United States: experiences, challenges, and prospects. Report 102. (Transit Cooperative Research Program, Washington, DC) T. Litman, Evaluating Public Transit Benefits and Costs - Best Practices Guidebook 24 July 2018, (Victoria Transport Policy Institute, 2018) The Chartered Institute of Building (CIOB), (2010). A report exploring procurement in the construction industry. Understanding procurement methods in practice: An alternative perspective, UK W. DeCoursey and L. Athey, Transit Oriented Design-Illustrations of TOD characteristics: A working paper 2007 (Institute for Public Administration College of Human Services, Education & Public Policy, University of Delaware, 2007)

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