BOBZBLOGZ
THE EARTH IS NOT FLAT!
SAMANIEGOMORGAN
BOBZBLOGZ A Series of Informal Articles from a British Architect working from The Philippines. Bob Morgan has worked in the UK, throughout Europe, the Middle East and South-East Asia. He established his own Practice near Manila in 2010.
BLOG 18-09 September 2018
THE EARTH IS NOT FLAT!
INTRODUCTION The following ‘Dear Diary’ episode, stresses the importance of Visiting a Site – Or at least getting authentic background information and photographs! This particular site (which I euphemistically call “Beachy Head”) was almost undevelopable – Yet Property Agents, Municipality and Land Registry merely ‘Went through the Motions’ oblivious to its problems! – Yet another case of ‘Fundamentally Flawed, but Beautifully Typed!’ SMALL PRINT It did not take long for the Legal Profession of The Philippines to determine that a Foreign Architect can be ‘Chased for Money!’ – Just like an Ambulance being pursued by a Personal Injury Lawyer! – Or a ‘Dog with a Postman’s Leg!’ ‘Attorney’ appears to be one of the most common Forenames in The Philippines, just as in India where ‘Engineer’ is used as a Title along with Mr and Mrs, and in Saudi Arabia where ‘Prince’ is a common epithet! Therefore, take heed of the following! Viz., All opinions expressed are purely those of the Author and are NOT Open for Debate! ANY and ALL Advice given, and Perceived as Advice on BOBZBLOGZ might have been presented based upon an Analysis of Minimal Factual Information, and has NOT been provided for a Fee under Contract! Moreover, NO Contract shall be inferred. Neither has Information been provided for Specific Purposes. Following such Advice is at the ENTIRE RISK of the Reader! I have Zero Personal Wealth! – Hence Litigation would be Ill-Advised! Alternatively, I am available for Commissions executed under a Formal Commissioning Agreement.
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DEAR DIARY! Walk-In Clients, and especially ‘Local Trade,’ are something that I usually avoid like ‘The Plague!’ However, on many occasions their ‘Background Stories’ can be quite entertaining, as in most instances they are ‘Completely Unbelievable!’ Mr Martinez arrived with the usual folder of ‘Official Looking Photocopies!’ To my surprise they appeared genuine – Not the typical bundle of ‘Dog-Eared Documents’ amended to suit particular circumstances with Tipp-Ex and Black Marker Pen! His Land Title seemed to be a genuine document, and the ink was barely dry on the signature. One short telephone call to Land Registry and it was confirmed as ’Kosher!’ Fake Property Titles in The Philippines are a constant source of annoyance to most Architects and Engineers – And, quite unbelievably, many Clients are oblivious to the fact, or seem intent on ‘Living a Lie!’ I always insist on having sight of the Original Title Deed or a Certified Copy, which is then Attested by the Land Registry. This gets any doubts resolved from Day One! The Building Permit Process, requires an Attested Property Title from the very beginning – Otherwise you do not get past the Front Door! All outstanding Municipality Property Taxes must be paid too. Often, clients are unaware that their Title is either Invalid or Defective. Of course by this time, they might also have incurred large bills from Architects and Engineers. Consequent Logic, then leads them to believe that they do not have to pay! – And the Architectural Profession can be used as a ‘Charity!’
Mr Martinez’s Inheritance Mr Martinez was ‘Overjoyed’ with his Inheritance – A Building Plot left by a recently departed relative. He had also convinced himself that it was worth a few Centavos short of 1 Million Pesos (USD 18,000)! – Which it was definitely NOT! The local property market in Antipolo is split between the ‘Nob Hill Gated Ghettos’ of Antipolo Without, and the more ‘Modest Values’ of Antipolo Within! – The further away from the ‘Heaving Metropolis’ (Church, Bank, Hospital and a 1970s Shopping Centre), the higher the value! However, ‘Average Values’ are often applied, which had happened in this case – Just because the ‘Average’ is PHP 8,000 Per m2, does not mean that everything has the same value! Antipolo has also seen a surge in Property Prices over the last five years, largely due to an ‘Exodus’ from Metro Manila, generated by the extension of the Light Rail Transit System. It also benefits from a much more favourable climate than the Capital, and a more modest Cost of Living. Lending Institutions will always err towards the ‘Forced Sale Valuation’ – Which is also used for Local Property Taxation. An ‘Honest Valuation’ would see Martinez’s Plot struggle to achieve PHP 200,000 given its location, and ‘Construction Challenges!’
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The Conveyance Plan, gave very little detail (for reasons that will become clear). A second plan obtained from the Municipality confirmed Building SetBacks. All appeared to be fine, until Mr Martinez revealed some site photographs! – Of a ‘Cliff!’ The first 3m (Setback Zone) of the site was more or less at Road Level – Then it descended some 9m in to ‘The Abyss!’ – Albeit the views were ‘Stunning!’ In a ‘Perfect World’ (Level Site), a High Quality 2 or 3 Bedroom (100m2) House would have been achievable – Which is what the Client was looking for. I produced a few Hand Sketches to prove the point. Even if the site could be developed, Construction Costs would be high, and duration of ‘The Build’ would be seemingly ‘Endless!’ (Usual Philippines Build Programmes for a modest 3 Bedroom House frequently exceed 6 Months! – Many run for Years!)
The few Local Residential Projects that I have carried out previously, have always involved a Partial Service. Design and Construction Documentation ONLY! Clients invariably consider that they are ‘Expert Builders!’ However, they soon ‘Lose the Plot’ when challenged by Procurement, Programme and a Sequence of Work! Disputes frequently arise with the Contractor, and the Mortgage Lender ‘Pulls the Plug’ on Finance until an Architect is back on the scene! – And, of course by that time, the Employer and the Contractor have ‘Spent’ all of the money advanced!
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BOBZBLOGZ
THE EARTH IS NOT FLAT!
Ordinarily, there would be 3 options for Mr Martinez to consider. These were discussed at some length, and gave him ‘Food for Thought.’ Viz.,
Walk Away! You did not have it yesterday, and holding Title opens the liability for Property Tax. Failure to pay Local Property Tax, will lead ultimately to the land being sequestered by the Municipality, together with hefty fines. Therefore, ‘Gifting’ it to the Municipality might save a lot of expense and hassle!
Sell the Land! If you can! The valuation will be relatively low. Lawyer and Realtor’s Fees will also eat into any ‘Liquidated Profit’ – Which will then be Taxed! ‘Time’ also has to be taken in to account also, given the levy of Penalties.
Build? The experience of ‘Building your own House’ is ranked alongside, the Death of a Close Relative, and a ‘Messy Divorce!’ I have recently completed my ‘Third!’ – And, you can give me ‘Divorce’ any day of the week! After some further discussion, more Hand Sketches and several cups of coffee, I decided to carry out a Feasibility Study. This would assess the Development Potential of the site, and would also be ‘Canvassed’ to the local ‘Housemongering Fraternity’ in order to obtain a ‘Realistic’ Sales Valuation.
How much do I owe you? As we were about to part company, Mr Martinez reached for his wallet and asked “How much do I owe you?” Firstly, that was a shock in itself! – Local clients are usually minded to get away with as little as possible, pay nothing at all, or write a Post-Dated Cheque that will eventually ‘Bounce!’ We agreed a ‘Modest Fee’ based upon an Hourly Rate – Payable upon submission.
Engage ‘Day Sketch Mode!’ ‘Day Sketches’ were used at School of Architecture as a form of ‘Intermission’ – Breaking-Up larger projects, that lasted the full duration of a Term (3 Months). The work content inevitably exceeded that of a ‘Working Day,’ with many involving ‘Burning some Midnight Oil!’ – This assignment was to be no different. The ‘Martinez Scheme’ could be cleared within a day, and would also be beneficial in ‘Exercising the Grey Cells!’ In the event, I had ‘Quoted’ for 8 Hours, and spent around 12 – Consuming some of my evening. Inevitably, one problem leads to a series of others, which need to be addressed in the Feasibility Report. Initial thoughts revolved around a ‘Series of Terraces’ – A very common local solution. However, the vertical articulation would lead to entire Floor Levels being terraced, rather than the simpler ‘Splitting of Levels!’
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Not only would this result in an Excess of Staircases and Circulation (consuming limited space), but it would also inflate Construction Costs, and the ‘Volume’ of Construction and Excavation.
The ‘Cliff’ was a face of Horizontally Laminated Limestone. Geological Investigations proved that this was also common to the local area, and would require specialist plant – Extensive excavation into the ‘Cliff’ should therefore, be minimised. The solution proposed, used two long Concrete Piers, founded on Stable Limestone. A Concrete ‘Table Top’ would then span between them at the higher level. Level 1 of the House would be constructed ON the Slab, and Level 2 would be suspended FROM it. Only one major penetration in the slab would be needed for a Staircase.
Although ‘Elemental’ the Structural Approach is rather similar to a ‘Monolithic Open Caisson.’ (Caissons are used primarily for Marine Structures) It could also be constructed ‘In-Situ’ one ‘Lift’ at a time – Alternating between Legs. Excavated ‘Ballast’ would be redistributed across the site, as the amount of ‘Cut’ would be minimal – Just sufficient for the Caisson Legs.
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BOBZBLOGZ
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We met a couple of days later. Mr Martinez succumbed to the ‘WOW Factor’ and now appreciated the ‘Technicalities’ of the solution, and also of the site. However, any further Extension, Adaptation or Conversion of the House at a later date would be restricted due to the limitations of the Concrete Frame. Discussions at the Municipality certainly generated ‘Debate!’ However, it was ultimately seen as a rather ‘Elegant Solution!’ – Their words, not mine! Input from the ‘Housemongers’ was a little more ‘Doubtful’ – Resulting in Sales Valuations ranging from 8 Million to 12 Million Pesos. My own ‘Gut Feeling’ (and that of the Client) was that 8 Million appeared ‘Appropriate.’ My own estimate of Construction Cost, put it at around PHP 4.5 Million – Whilst seemingly ‘Expensive,’ the Client was also conscious that the Project had not incurred any Purchase Cost for Land, and the site was also ‘Challenging,’ requiring a Contractor with Heavy Civils Expertise. In the ‘Credit Column’ the Site Work would be a convenient ‘Complete Package.’ The 2 Levels of Accommodation could also lend themselves towards Full or Partial Prefabrication. In terms of Programme, the Prefabrication could run in parallel with the Civils Contract, with final Assembly/Construction being achieved in Weeks, rather than Months! Another ‘Misnomer’ applied by ‘Local (I AM A BUILDER) Clients is the throwaway line of “. . . But Labour is Cheap!” On the one hand (Labourer Level) YES it is! – Labourers are commonly paid 500 Pesos per day (Just shy of US$ 10). However, there are usually a lot of them. Collectively, Contractor Overheads become EXPENSIVE when an entire site lies idle! – Rolling-Up Wages, Statutory Levies, Food, Accommodation, Transport, Fuel and Utilities – Hence the almost obligatory disputes between Employer and Contractor. This is usually caused by the Employer’s failure to Procure Materials on time! – Overly protracted negotiations, in order to squeeze a further 1 Peso Discount on a Bag of Cement! – Whilst ‘Thousands’ are frittered away due to an Idle Site! Delays then become Cumulative, and both Quality and Sequence of Work are thrown out of the window, as workers literally fall over each other in order to achieve completion.
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BOBZBLOGZ
THE EARTH IS NOT FLAT!
Surprisingly, my Client did not want to be involved with ‘The Build,’ and asked me to quote for a Full Service. Design, Construction Documentation, Full Supervision and Certification costing in the order of PHP 1 Million. To some, this might appear excessive – However, one has to contrast a First World Service being given in a Third World Location. I am well aware from my own research, that my fees are also comparable with other Engineer/Architect Competitors, and I am far from being ‘Dependent upon Local Work!’
Above is the rather ‘Modest’ Road Frontage and access to the Upper Level. The Municipality Engineers conceded the ‘Unusual Nature’ of the site, and its limitations with occupying Parking Spaces. Therefore, Street Parking was permitted. Although an ‘Improvement Zone’ existed, this had become redundant due to Road Improvements elsewhere in the locality.
The Lower Level. Access for construction is from a Farm, with an informal track running along the boundary. The owner of the farm was happy to provide access, in return for a small amount Irrigation Excavation. Ultimately, no money would change hands – Another ‘Neighbourly Bonus!’
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BOBZBLOGZ
THE EARTH IS NOT FLAT!
The Upper Level (Above) would effectively ‘Cantilever’ in to the surrounding Tree Canopies. The views from the Lounge (Upper) and Main Bedroom (Lower) were of prime importance, as they overlooked Open Farmland, Banana & Coconut Plantations, and beyond was the ‘Hazy Skyline’ of Manila. This was also the ‘Quiet’ and ‘Shaded’ side of the Plot.
Practicalities, Logistics and Finance Surprisingly, Mortgage Finance (Bank), and Building Permit Approval were obtained relatively quickly, and without much of the usual ‘Drama!’ However, the ‘Mortgage Drip’ would start only AFTER the completion of specified Work Stages. Thus, Mr Martinez would have to Capitalise for the initial works. His Bank Mortgage Rate would also be 10.25% APR – A long from the LOW Interest Mortgages we see in other parts of the World! Negotiations took place with an Experienced and Proficient Civils Contractor, who was able to work around the financial constraints, although taking longer than was originally envisaged. As proposed, the House Elements would be Prefabricated. However, due to the Mortgage Finance, this would not be concurrent with the Civils Contract. The Initial Block of Mortgage Funding would be split between the Civils Contract and Prefabrication. The Second would then settle both Contracts, with a Third Settlement covering the Assembly/Construction of the House Levels. Fees for the Project were packaged as Initial Concept Design, Construction Documentation, Approvals and Supervision; with the latter being charged on the basis of ‘Per Visit’ for both the Civils and Prefabrication.
Then, it all went quiet! I was quite encouraged that all of our work had been completed and paid for. Yet, no firm decision had been made to go ahead with the Build. The situation remains the same at the time of writing (09 September 2018).
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BOBZBLOGZ
THE EARTH IS NOT FLAT!
Realisation of Latent Value To some extent, it was disappointing that the project did not go ahead. However, Fees had been recovered, and I was NOT in a situation of having to resource an almost ‘Endless’ Programme of Construction. However, the project has to be seen from a Higher Level. The definition of Property Development is the ‘Realisation of Latent Value!’ – Something that we had achieved with ‘Aplomb!’ Even though un-built, the ‘Value’ of a Client’s Asset has been enhanced considerably.
This is what an Architect can do! Many consider that an Architect is a rather aloof and arrogant individual who prepares ‘Nice Drawings’ in his lofty ‘Ivory Tower!’ – I can tell you that this is definitely NOT the case. For most Architects there is a large amount of ‘Legwork’ that is required before we can even put pen to paper. Frequently, we have to go and get our hands dirty on site!
Above is another example of an almost ‘Impossible Site.’ Here, the original developer failed to address the Gradients and Topography – Planning a whole Subdivision in Two Dimensions Only! Local Ground Conditions and Poor Construction had resulted in Severe Subsidence – Houses were literally falling in to the streets! This proposal for the Municipality and Barangay (Parish Council) uses ‘Gabions’ (Steel Cages filled with Rock) to ‘Stabilise’ the ground. Their first reaction to the problem, was Demolition and Site Clearance. However, with Stabilisation and some Remedial Work, an established community is able to remain.
Sustainability and Eco-Friendly? During the last two years we have Designed, Documented and Supervised two rather ‘Awkward’ Builds on a Subdivision that declares itself as being ‘Eco Friendly!’ This is NOT the case at all! The Developer acquired the site on Perilous Slopes, and ‘Sales’ of Plots has been SLOW!
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The Plots were far from being ‘Sustainable’ or ‘Eco-Friendly’ requiring a fall from Road Level of 45 Metres! – This route took the form of a ‘Switchback’ Access Road, with 90° Bends and Gradients of 1:2! – Even a basic Builders’ Merchant Delivery Truck of 3 Tonnes (Laden) could not negotiate the terrain!
HOWEVER! - We got there!
The ‘Ferrari House’ (Above) dealt with Three Dimensional Compound Level Differences of 4M across the Plot! Below is The Caltameo House dealing with a similar situation, split across Three Levels of 3M.
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