1.0
PROJECT DESIGN ANALYSIS
1.1 SITE INTRODUCTION MARTIAL ARTS DANCE CENTRE (MADC) is located at Jalan Ampang, Kuala Lumpur. In 1857, Kuala Lumpur was founded at the confluence of Gombak River (Sungei Lumpur) & Klang River. Kuala Lumpur was originally occupied Javanese, Mandailings, Bugis and Rawa comunity before the arrival of the Chinese for the tin mining purposes. Thus, Kuala Lumpur was opened for the tin mining and this was contributing to the development of Kuala Lumpur. While, Ampang was the earliest town for tin mining town in the Klang Valley during the British colonization and post-independence. The word ‘Ampang’ is derived from the word ‘Empangan’, which means dam, that those Chinese prospectors mispronounced as ‘Ampangan’. Hence, a road was built to connect Ampang to Kuala Lumpur which formed Jalan Ampang until now.
1.2 SWOT ANALYSIS
1.3 PESTLE ANALYSIS
STRENGTH 1. The site is sandwiched between Klang river & Bukit Nanas Reserve Forest. 2. The site is potentially accessible for the public with those provided public transport such as LRT station, Monorail station & Rapid KL public bus. 3. The site is shaded from the hot sun most of the time especially during afternoon.
POLITICAL JALAN AMPANG is the oldest road in Kuala Lumpur due to the tin mining devolepment in the town. It used to be one of the important roads during the period of developing the Old City Center of Kuala Lumpur (Masjid Jamek & Chinatown area). As the Old City Center of Kuala Lumpur is booming with a lot of developments and people in several decades, a New City Center of Kuala Lumpur (KLCC area) is formed by the government. Hence, Jalan Ampang act as the linkage between Old and New City Center of Kuala Lumpur as it is located exactly in the middle of both areas.
WEAKNESS 1. The site is always lack of people flow & public gathering spaces. 2. The site is also hidden from the crowd due to the natural convex shape and causing lack of people flow along the site. OPPURTUNITIES 1. Since the site is sandwiched between river & vegetation, it creates double frontages which is Klang river frontage & Bukit Nanas Reserve Forest frontage with KL Tower view. 2. The site will also be one of the water taxi stop for the RIVER OF LIFE project. 3. Cycling and other outdoor activities can be proposed on the site to accommodate the RIVER OF LIFE project. THREAT 1. Noise & air pollution are those threats as the site is located just right in front of the main road and faces the high flow of traffic all the time. 2. The site might face the flood problem as it is located near to the Klang River.
ECONOMICAL The site is formerly a row of commerical buildings. It was abandoned for about 20 years due to the change of direction of traffic flow by the local authorities (DBKL). Since it is located near to the City Center, it surely has the potential to turn into a iconic place to attract people and improve the economic with the new & attractive proposed programme (MADC). SOCIAL The community in Kuala Lumpur nowadays rather to stay at home and spend most of the time with internet instead of outdoor activities. Moreover, they are also prefer watching movies rather than performing art and dance. Hence, MADC provides the public realm to promote the interaction between the community. MADC also plays the role to introduce the Martial Arts Dance with its attractiveness to the community. It potentially can be the new hang out space for the community rather than staying at home. In addition, people who are interested in Martial Art Dance can attend the studio which is provided by MADC and learn the skill of self-defense and dancing.
TECHNOLOGICAL As a performing art centre, light and acoustic are the important elements need to be highlighted in MADC. LED stage lighting system and audio system can be proposed in MADC to improve the lighting effect of every performance. In addition, acoustic panel can be installed as well to maintain the internal acoustic effect during performance. LEGAL The size of the site that given by the client is approximately 40, 000 sq. ft. MADC has to be built within the size boundary. 3m parameter setback is the minimum requirement by local authority to create the pedestrian five-foot walkway. ENVIRONMENTAL The site is naturally sandwiched between river and vegetation. Some river engagement activities such as cycling and promenading along the river can be proposed in MADC . In addition, landscape with plantations can be proposed around MADC as well to maintain the greenery of the site and creates public realm for the people.
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2.0
PROGRAMME VIABILITY
2.1 PROJECT OBJECTIVE MARTIAL ARTS DANCE CENTRE (MADC) is proposed to introduce and foster the enjoyment, understanding, and development of the martial arts to the community through diverse and engaging artistic performance dance. Martial arts are not only self-defense practice, it can be turned into fitness, entertainment, as well as mental, physical, and spiritual development.
2.2 ISSUE & PROGRAMME The main issue of the site is lack of people flow and also public gathering space as it is hidden from the crowd. In addition, the site is abandoned for several decades and resulting the lack of people flow along the site. With the attractiveness of Martial Arts Dance, MADC is able to create a new iconic public gathering space for the comunity to hang out and turn the abandoned site to be alive. The target users for MADC will be those nearby office workers and also the students. They can enjoy the performance and also learn the performance as an approach to destress their daily stress and tension.
2.3 CLIENT & STAKEHOLDER
GATHER
LEARN
ENTERTAIN
Jabatan Kebudayaan dan Kesenian Negara (JKKN) or in English, National Department for Culture and Arts will be the potential client and stakeholder. It is one of the agencies that formed on 22 March 2005 under Ministry of Tourism and Culture Malaysia. It plays an important role in implementing cultural and arts activities in Malaysia. Vision: To produce a cultured Malaysian society founded on the 1Malaysia concept. Mission: To intensify the efforts of preservation of cultural arts. To develop culture and the arts through efforts to nurture, guide, spread and encourage cultural arts. To encourage and intensify promotional efforts for arts and culture.
2.4 FINANCIAL VIABILITY Space Ticketing Lobby Exhibition Space Café Loading Bay Storage Toilets Services Resource Centre Admin Office Accommodation Learning Studio Training Studio Meditation Studio Theatre TOTAL
Gross Floor Area, GFA (m²) 180 100 90 30 40 160 320 80 190 200 130 130 130 390 2170
Criteria Ticketing Lobby Café TOTAL
Total Gross Floor Area Construction Cost per m² Gross Development Cost (GDC)
Estimated Income (RM) 50% Income 75% Income Daily Monthly Daily Monthly 10, 000 300, 000 15, 000 450, 000 500 15, 000 750 22, 500 315, 000 472, 500
= 2170 m² = RM 2000/m² = RM 4, 340, 000
*the land is given by the government, so that it is free and not included into the GDC.
100% Income Daily Monthly 20, 000 600, 000 1, 000 30, 000 630, 000
Estimated Operating Cost (RM) Criteria Amount (Monthly) Electrical & Water Bill 8, 000 Workers' Salary 50, 000 Maintenance 20, 000 TOTAL
78, 000
Estimated Net Profit (RM) 315, 000 - 78, 000 = 237, 000 50% 472, 500 - 78, 000 = 394, 500 75% 630, 000 - 78, 000 = 552, 000 100% Time Taken to Gain Profit (Month) 50% 4, 340, 000 ÷ 237, 000 = 19 months 75% 100%
4, 340, 000 ÷ 394, 500 = 11 months 4, 340, 000 ÷ 552, 000 = 8 months
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3.0
DESIGN SUITABILITY
3.1 KEY FEATURES The most significant key feature of MADC is the undulate floor plate. It is related to the concept of dynamic and it also enables to force people to keep moving from one space to another for further exploration in MADC. Moreover, the concept of mass & void can be seen in MADC as its architecture language. The mass part of MADC acts the structural purpose while the void is “craved out” to create public realm for the people. In addition, two types of materials are used in MADC (concrete & glass) that shows the dualities in materials. Last but not the least, MADC is also designed to engage with both frontages, Klang river frontage & Bukit Nanas Reserve Forest with KL Tower frontage. GROUND FLOOR PLAN
3.2 PROGRAMME RELATIONSHIP Based on the SWOT analysis, the ground floor of MADC is designed to be open and permeable for the people to move around. Hence, ticketing lobby, outdoor performance space, exhibition space, cafe and toilet are located at the ground floor due to its high visibility and accessibility to the public. Strategically, ticketing lobby is located at the entrance of the building to provide the convenience of buying ticket from public. In addition, the cafe is located next to the river promenade to let the people to enjoy the vista.
FIRST FLOOR PLAN
Going up to the first floor, resource centre and learning studio are located at left part of MADC which is near to the grand staircase. Besides, the admin office and toilet will be located at the right part as the private area in MADC. At the second floor, informal performance space and training studio are stacked on top of resource centre and learning studio respectively. These two spaces are connected to the performer’s accommodation which is on the right part.
SECOND FLOOR PLAN
Lastly, on the third floor, it is designed and is planned with a meditation studio that facing Klang river and a theatre that facing Bukit Nanas Reserve Forest & KL Tower.
3.3 MASSING STRATEGY DIAGRAM THIRD FLOOR PLAN
HIDDEN SITE
sandwiched between two blocks.
LANE RESERVE
divides the site into building & landscape.
3M PARAMETER SETBACK which follows the regulation of authority (dbkl).
ENTRANCE
which sucks people from Ampang Road into the building.
WATER TAXI STOP
bring people from Klang River and direct them into the building.
OUTDOOR ACTIVITIES
is encouraged since the site is shaded all the time especially during afternoon.
ENGAGEMENT
towards the river frontage by elevating the upper floor.
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4.0
MAINTENANCE STRATEGY
4.1 PROGRAMME MAINTENANCE Elements Frequency Maintenance Factor LED Stage Lighting Monthly The LED Stage Lighting system has to be maintained to enhance the effect of the System performance. Audio System
Monthly
The audio system has to be maintained to ensure that the acoustic system inside the theatre is in good condition.
Books & Magazine Monthly
The reading materials have to be maintained in good condition for the public. In addition, all the reading material also have to be keep updating.
Computers
The resource centre and admin office require many computers that in good performance to ensure the task can be found on time.
Yearly
4.2 BUILDING MAINTENANCE Elements Flooring
Frequency Maintenance Factor Daily Cleaning works should be done every morning before the building operating to prevent the dirt from outside.
Café
Daily
The café is one of the space that creates income to support the programme. Again, cleanliness and hygiene is crucial to attract the customers.
Accommodation
Daily
All the performers are staying at the accommodation that provided in the programme. Hence, house-keeping work has to be done all the time.
Planter Box
Daily
Planter Box within the building increases the aesthetic value. Hence, all the plants have to be watering and fertilizing everyday to prevent from dying.
Tempered Glass
Daily
It is transparent façade material which attracts people. Therefore, it should be cleaned all the time.
Lift
Monthly
The lift is one of the main vertical circulation for the users in the building.
Rainwater Yearly Harvesting System
This system acts a the water source for water irrigation and gardening for planter box. Hence, regular check-up for the system is required.
Load-bearing Concrete Wall
Since the building is near to the river, it may causes dampness to the concrete wall. So that, cleaning and checking of the wall is important to ensure that they are all in good condition.
Yearly
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5.0
RISK ANALYSIS & MITIGATION STRATEGY
5.1 PROGRAMME MAINTENANCE COST Based on the estimated Gross Development Cost (GDC), it costs RM 4, 340, 000 to build MADC. However, the land price is not included into GDC as it is owned the client which is government. This might save a lot from the GDC and thus build a high quality and low maintenance building, by choosing the most suitable materials and construction method. TIME Based on the Gantt Chart, the project start on 7 May 2015 and it will be completed on 6 June 2016. It only takes not more than one year to complete the project, which is 336 days. The Certificate of Completion & Compliance (CCC) of MADC will be issued and received not later than August 2016. QUALITY Martial Arts Dance Centre (MADC) aims to introduce the spirit of martial arts to the community in a short time. Since the time taken to construct MADC is shorter and the source of money is provided by the client is sufficient, so that MADC can be done in a shorter time and start to serve the community. In addition, the use of sustainable material and the design feature of MADC is able to achieve Green Building Index (GBI) as an icon of the sustainable building in Malaysia.
5.2 RISK ANALYSIS Risk
Likelihood
Severity
Mitigation Strategy
Contingency
PRE-CONSTRUCTION PHASE The design of MADC does not achieve client’s need
2/5
3/5
Always keep updating with the client’s design requirement.
Blacklisted the architect/ designer that always made mistakes.
Construction drawings are not approved by authority (DBKL).
3/5
4/5
Monitor and check the drawings produced by the architect or designer.
Architect or designer has to propose a new drawing that referring UBBKL and authority rules .
The construction period exceed the deadline.
4/5
4/5
Reschedule the work breakdown schedule based on the planned Gantt Chart.
Extra construction cost has to be paid by the client.
Short of material
3/5
2/5
Apply working permit from the authority to carry out the construction during night time.
Change the material supplier immediately when facing the problem of material shortage.
Environmental pollution
5/5
4/5
Application of green construction method to minimize the negative impact on the environment.
Provide allowance from the client to undergo river cleaning process.
CONSTRUCTION PHASE
BUILDING OPERATION AND MAINTENANCE PHASE
Likelihood
Severity
Lack of visitors
2/5
3/5
Carry out different event every month to support the programme of MADC
Hire marketing consultant to attract the people go into the MADC.
1 .
Remote
1 .
Minimal or no impact
Klang river is being polluted
4/5
5/5
Carry awareness to the public in river cleanness and environmental protection
River cleaning activities
2 .
Unlikely
2 .
Additional resources required , able to meet
Likely
1/5
5/5
Ensure that the building is equipped with active & passive fire prevention.
Appeal insurance to claim back the lost.
3 .
Minor slip in key milestone
Fire accident
3 .
Sabotage on the building by the people
4/5
3/5
Monitoring every part of the building with CCTV installation
Pay for the maintenance cost on the building.
4 .
Highly Likely
4 .
Major slip in key milestone or critical path impacted
5 .
Near Certainly
5 .
Cant achieve key term or major program milestone
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6.0
GANTT CHART
6.1 GANTT CHART
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