Project Introduction Project: Visitor’s and Activity Park Center Project Brief: Titiwangsa Lake Gardens is surrounded by the cities, the spaces of production. It includes the action of producing, manufacturing or making. The lake gardens reflects the urbanization and the hectic lifestyle of the city center. It serves as a refuge for people to linger by after their work. Thus, the gardens work as an opposite to the space of production - space of consumption. Spaces of consumption is the action of taking or using a resource. Therefore, the design intention is to design a visitor and activity park center with a new typology of connection and coexist between the spaces of production and consumption. Programs Provided: It is a center where act as a pit stop for the visitors to eat, rest and learning. The activities provided in the center includes urban farming, culinary art studio and classroom, mural art exhibition, cafe and so on.
Project Objectives and Goals
Client and Stakeholders
Objectives
The Client- Tourism Malaysia
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To raise awareness of social issues plaguing the city to the public. To provide a comfortable environment for the expression of the community. To build up the interaction and establish a platform for the culture exchange. To blur the boundary between space of production and consumption and learn from each users. To build a community with a sense of purpose and sense of belonging.
Goals
Vision
Marketing Malaysia as a destination of excellence ad to make the tourism industry a major contributor to the social-economic development of the nation.
Objectives 1. Promote Malaysia as an outstanding tourist destination.
Short Term: To form a project team with high cooperations and have constant communication with the client. To provide the highest satisfaction to the clients at the same time completing the project on time.
2. Showcase Malaysia's unique wonders, attractions and cultures.
Medium Term: To ensure well being and interaction between consumer and producers are achieved through the use of the spaces and well integrated with the local community
4. Increase Malaysia's tourism revenue by increasing tourist numbers to Malaysia and extend their length of stay.
Long Term : To create a space renowned for the self sustain within the producing and consuming
6. Help develop domestic tourism and promote new investments in the country, as well as provide increased employment opportunities. The growth of tourism would also contribute positively to the country's economic development and quality of life.
3. Enhance Malaysia's share market for meetings, incentives, conventions and exhibitions (MICE).
5. Encourage tourism and its related industries in Malaysia.
The Stakeholders
Ministry of Tourism and Culture Malaysia Being a government organization, MOTAC offers a one stop centre for tourism services and facilities. It provides Tourism Training Program and giving out license to qualified tour guide. It also assist in advertising and promoting cultural arts events.
River of Life Development Project (R.O.L) The project site is located at Titiwangsa Lake Garden which is an area that falls under the River of Life development project. The River of Life Project is an initiative of the Department of Irrigation and Drainage Malaysia (Ministry of Natural Resources and Environment).
Department for Culture & Arts of Malaysia JKKN serves to promote and preserve Malaysian cultural events and training throughout the nation. It is one of the stakeholder as the proposed building is located in a cultural district and will affect the identity of Malaysia.
Tourists and visitors of Titiwangsa Lake Garden To be able to cater the needs of tourist and visitors by providing public space for social activities.
Academy of Arts, Culture & Heritage A premier institution of higher learning by providing learning and teaching, research and academic, publications and professional advice in the fields in art, culture and heritage. Collaboration with ASWARA to ensure the effective use of resources in developing the cultural identity of Malaysia.
Dewan Bandaraya Kuala Lumpur (DBKL) To adhere to client’s requirement of improving life on streets while improving the cityscape by designing a Malaysian Architecture.
Titiwangsa Local Community To not disturb the way of life of the residents staying in the vicinity and also improve the living quality by providing public realms SK Jalan Kuantan (1) The school are located next to Titiwangsa Lake Garden. The students from the school are engaged mainly during non-schooling hours ranging from morning, afternoon, night and public holidays. To provide a public realm for youths to linger and mingle with the community and encourage interaction between the youths and the urban public
Site Introduction The site is located at Titiwangsa Lake Gardens, 53200 Kuala Lumpur which surrounded by the cities centre. National Art Gallery, National Theatre (Istana Budaya) and the Sutra dance Theatre are located around the lake gardens. The total lot area of project site 1 is 4,207 sqm which is a part of the existing Titiwangsa Lake Garden adjacent to Jalan Kuantan and Jalan Tembeling. The land exists is currently a flat lawn with some activities such as mamak stall and bicycle rental happens around.
SWOT Analysis • • • • •
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Strengths
The site have a clear and unobstructed view towards the breathtaking lake scenery. The existing bus stop and drop off point provide for inflow point for pedestrians. The existing carpark at south and jogger track at the east suggests an optimal circulation. Recreational facilities such as cyclist & joggers trail, picnic tables and benches are provided for users. Level of topography of site allow easier estimation and management of construction and design.
Weaknesses
Tress and vegetation are not dense enough to provide shading. The only few available washroom which is far from the site. Heavy air and noise pollution from busy adjacent Jalan Kuantan and Jalan Tembeling.
Opportunities
The location of site which directly inside the lake garden provides constant intensity of human activities. The site is located at the angle of the park which adjacent to the intersection of Jalan Kuantan and Jalan Tembeling have a great visual exposure to the public from far. The site is situated within close proximity to Titiwangsa LRT station and upcoming MRT station which will attract more visitors to lake garden and the building. The site sits within the backdrop of Kuala Lumpur’s skyline which will increase the visibility towards the site and increased influx of visitors. The programme is self-sustainable with surplus of income from sales of vegetables and rental-able spaces.
Treats
Construction of the building may affect the environmental state of the adjacent lake. No sun shading is provided along the pathways where most activities take place. Temporal and night dormancy of the area may encourage negative activities around the site. Visitors might take facilities provided for granted.
P.E.S.T.L.E Analysis
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Political
Titiwangsa Lake Garden is one of the eight landmark views for KL City Plan 2020. The development River of Life aims to improve the quality of life and the tourism value of the area. Proposed One Malaysia Park will link the river to Titiwangsa Lake Gardens. Emphasis of the development of the area is places to respond to the site’s contextual identity. As the site presents the opportunity to act as a recreational and attraction point, the proposed centre aims to improve the quality of the existing and future community.
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Technological
Sufficient rainwater would allow the green technology such as rainwater harvesting system to be introduced for the purposes to cut down expenses and sustain the building by the natural resources. Harsh tropical weather calls for proper shading and solar gain resolution, creating for a comfortable environment for he expression of the community. Proposed building spaces are designed to be multi-use and allow for flexibility of configurations and programme.
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Economical
The site is located at one of Kuala Lumpur’s most prime urban area, its current land plot is approximately 4207sqm which worth approximately RM200 psf. The site forms part of the cultural district of the city, generating revenue and funding mainly from tourism sector. Success of the development of ROL increases the generation of income and revenue to the industry. Rental of exhibition hall, cafe and culinary studio and classroom bring in income to sustain the building itself. Addition of educational institutions in the area further enhances these businesses as well due to the presence of students.
Legal
DBKL’s building setback requirement of 6 meters away from adjacent roads with additional 2 meters for greenbelt is taken into consideration at the preliminary stage of design To meet the standards of construction workers and pedestrian safety during construction period Proper schedule is planned for temporary work, earthwork, machinery access and so on.
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Social
Tropical population prefer to walk under shaded area due to the harsh tropical weather. Public realms that are highly exposed to sun may fail to attract visitors. Current state of arts and culture emphasis on its commercialization for the tourism industry rather than incorporation in everyday community life. The national demographics of Kuala Lumpur depicts an increasing distribution of unhealthy citizens with sickness on the rise. Learning programme are both provided to the local & tourists and new job opportunity are provided.
Environmental
Construction of the building may affect the environmental state of lake, thus construction waste management should be done away from the river. To large area of roof is used to collect rainwater for further reuse. Passive air circulation strategy is designed to cool down the building naturally. The existing vegetation on site will be preserved . Bicycle track and rental services are provided to encourage and promote the culture of zero-carbon transportation.
Schedule of Spaces
Basement Level Spaces Car Parking Total
Gross Floor Area (m2) 1200 1200
Ground Floor Spaces Cafe Kitchen Storage Office Reception Toilets (Male, Female & OKU) Culinary Classroom Mini Market Security Room Service Lobby Circulation Total
Gross Floor Area (m2) 107 22 8 40 17 25 124 76 18 39 150 626
First Floor Spaces Dining Area Lounge Culinary studio Library Seating Area Toilets (Male, Female & OKU) Circulation Total
Gross Floor Area (m2) 83 56 137 127 35 25 150 613
Second Floor Spaces Roof Top Garden Amphitheater Art Exhibition Area Seating Area Toilets (Male, Female & OKU) Circulation Total
Gross Floor Area (m2) 83 95 267 35 25 150 655
Third Floor Spaces Staff Quarters Pantry Toilets & Bathroom Circulation Total
Gross Floor Area (m2) 23 12 10 67 112
Total Gross Floor Area (m2) Total
3206
Estimation of budget costing
RM200 per sqft ≈ RM2152.80 per sqm Building Cost = RM 2152.80/sqm x 3206sqm = RM 6,901,876.80 Total Project Cost = Building Cost + 15% (Consultants’ Fees and Contribution Fees) = RM 6,901,877 + RM 1,035,281 = RM 7,937,158 ≈ RM 8M
Project Procurement Conventional Contract (PAM Contract) • • •
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Standard form of contract for private sector and traditional general contract PAM covered building work only PAM contract not covered: i. Engineering construction contract (other than building) ii. Package deal/Turnkey iii. Management type iv. Domestic subcontract v. Serial contract vi. Periodic/Term contract vii. Continuation control viii. Other miscellaneous contract Standard form of PAM: (Building Work) PAM 98 - with quantities PAM 98 - without quantities PAM NSC 98
Reason of Choosing Conventional Project Procurement: Traditional procurement method is chosen as it provides more price certainty to the client at every phase of the project.It reduces any design and construction uncertainty which often causes the contractor to unnecessary increase the project cost. The project cost will be lower when use the bill of quantities to bid the tender.
Pros: • Given client more direct participation and control throughout the stages of the project. • It is widely applicable, well understood and easy to implement by all participants in the construction process • Given fixed cost to the client before commencement of construction • The designer works directly for the owner (client) Cons: • The process may have a longer duration when compared to other delivery methods since all design work must be completed prior to solicitation of the construction bids • Construction may be affected by or not begin until the design and procurement phases are complete Tendering Process: Stage 1 : Pre-Tender • Architect and consultants to prepare tender documents and drawings Stage 2 : Tendering • • • • • •
Tender submission Close tender Tender opening Tender evaluation Tender recommendation Negotiation tender
Stage 3 : Post-Tender • • •
Award Contract Compiling Contract Documents Formalizing Contract by signing the Contract and stamp duty
Stage 4 : Contract Implementation and Management •
To manage the relationship with the seller
Stage 5 : Contract Closeout •
Completion and settlement of the contract
Resource Planning
Risk Analysis and Mitigation Strategy Preliminary Stage Risk
Likelihood
Severity 4/5
Delay in delivery of project, lose of faith in investor towards the company
Discuss and negotiate clients wish for the project to reduce miscommunication
Design team has to reproduce design and plan to fulfill client’s requirement
Final cost of design is higher than budget allocated
4/5
3/5
2/5
4/5
Always keep in check estimated material price with consultants. Advice client on budget benchmark and any predicted hidden cost. Submit two or more preliminary design options
Project team to produce a new set of design scheme. Allow contingency budget to cover the extra expenses
Design not approved by authority
Client will be dissatisfied, amendments to design proposal to fit budget requirement thus affecting project time frame. Delay in delivery of project, project might not be able to meet deadline.
Discrepancy in drawings
4/5
4/5
Arising conflicts & misunderstanding between team members for accountability.
Misunderstanding and bad compliance from consultants
4/5
3/5
Conflict might occur which will cause bad reputation and delay in work
Project team to check on drawings frequently. Project manager to clearly outline the responsibilities of each consultants of initial project stage. Clear communication and build good relationship with other consultants
Delay of construction work due to weather
4/5
3/5
Damage to existing underground structure and piping while excavating Complaints from surrounding users of the site due to noise Oversupply of construction materials
2/5
4/5
3/5
3/5
Construction might have to be halted if authorities decide to intervene
Ensure that the extent of additional investigations specifically required for the assessment of ground conditions, water levels, existing underground pipe. Request approval from authorities to allow construction at night
2/5
3/5
Extra cost incurs and material wastage.
Hire reliable quantity surveyor for more accurate estimation.
Injuries and accidents during construction
3/5
5/5
Prioritize safety during construction ans check tools and machinery periodically.
Stopping of funds by governments to contractor
1/5
5/5
Client may be sued or high cost to clear the accidents on the site which delays the project Contractors and consultants will be at loss, causing frustration and lawsuits
Design proposal does not meet client’s expectation
Construction Stage
2/5
Effect
Delay in construction will cause client to spend more money on extra labour and machinery cost Extra cost incurs for repairing the damages.
Mitigation Strategy
Apply permit to work at night time or suggest contractors to increase manpower
To adhere to all rules and laws during construction
Contingency
Adapt new design approach but maintain basic concept to minimise project procrastination Call out immediate meeting to solve & clarify discrepancy. Confront consultants on their bad behavior to solve the issue as early as possible to prevent further conflict Make announcement on project delay early and explain the cause of delay hoping investors would understand Ensure all contractor and workers are aware of the location of existing underground structure & piping . .Construction starts during odd hours when there is less users in the surroundings, eg. night time Negotiating with suppliers for return of oversupply materials with minimal cost damage. Provide suitable treatment and incur medical fee on behalf of injured person Raise funds from public and donations, put project on status quo until fund is enough
Building Operation and Maintenance Stage Risk
Likelihood
Severity 4/5
Building will not be able to profit and will affect client’s revenue
Clear site analysis of needs of users to avoid an unsuitable programme
Poor maintenance of building and landscape
4/5
3/5
Have a timetable when the maintenance need to be done to consistently
Theft of building resources High building operation and maintenance cost
1/5
4/5
Aesthetic quality of building is affected and reduces the number of users using the spaces Creates fear and lost of assets
2/5
3/5
Programme fail to attract targeted users
3/5
Effect
Client’s satisfactory level will be affected. Building might stop operating if cost incurs is too high.
Mitigation Strategy
Reporting the case to authorities and police to handle, increasing patrols Encourage passive and active design strategy at initial design proposal stage.
Contingency
Rethink the programme that will suit the needs of the users on site and retrofit into existing spaces Ensure the maintenance is being done to encourage users to use the space Making sure valuable are stored and kept in locked places Carry out value engineering and work with consultants to seek for solution in reducing maintenance cost.
Maintenance Strategy Programme Maintenance
The programme that will take place within the Visitors and Activities Centre revolve around art exhibition, culinary studio, mini library, urban farming as well as a mini market. Thus, in order to ensure that all programme run smoothly at all the time, it is necessary to maintain the quality of these spaces. The building operations cost will be covered through income based programme within the building allowing for self-sustainability. The upkeep and cleanliness of the building must be well maintained in order to provide a healthy and comfortable workplace for the users.
Programme Maintenance Elements
Frequency
Strategy
Furniture
Monthly
To ensure that furniture are well maintained, repaired or replaced such that they are always available for use
Cleanliness
Daily
Keep the general area clean and free of clutter
Exhibited artwork
Monthly
Artworks will be showed case in rotation every month to allow a variety of local art to be exhibited as well as provide intervals for maintenance of art piece.
Culinary studio equipment
Weekly
To ensure that the studio equipment for culinary are well maintained and replaced or repaired when damaged
All rentable spaces
Daily
To ensure administrative procedures in respect of rental of the space by external parties. Daily cleaning are required in preparation of space handover to tenants for rental period. Security and safety of spaces and valuable (art on display) after operation hours managed by building security. Relevant equipment (e.g table and chairs) to be in good conditions for safety and usage of tenants and public.
Books and library resources
Monthly
To ensure that books and resources are in kept in good condition for use
Cooking ingredients
Daily
To ensure that it is sufficient to cater for quota given, in a clean condition and it is also bought with earned money made from selling of products
Building Maintenance The building management will also include the regular maintenance of the building and it’s surrounding open space to ensure a safe and pleasant environment. The building utilizes natural lighting and ventilation to achieve occupant satisfaction while allowing for reduced maintenance costs. Vegetation incorporated in the garden spaces will also need regular maintenance.
Building Maintenance Elements
Frequency
Strategy
Flooring
Daily
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Rainwater harvesting system
Every 3 months
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All floor to be kept monitored & cleaned regularly. Regularly sweeping to be done daily and when needed for indoor & outdoor spaces. Mopping to be done for indoor spaces only. Floor integrity to be monitored to ensure safety for users. Regular checking up is needed for the system to ensure there are no contamination of various substances Cleaning is required depending on the contamination level
Lift
Twice a year
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Wall and ceiling
Twice a year
Repair cracks and touch up plaster wall Ceilings to be inspected & fixed/replaced
Fire staircase
Weekly
To ensure that the path for fire exit is not blocked by foreign objects for unobstructed exit route in the case of fire
Landscape, planters and vegetation
Daily Weekly
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Inspection to be conducted by technician to ensure it is in a smooth working condition
Plants and vegetation to be watered daily Typical landscape maintenance (fertilisation, trimming, etc) to be done to prevent overgrowing
Success Criteria Success Criteria
Project success criteria are the initiatives that are taken before the project begins and will be used to determine whether or not the project has been carried out successfully and meets the requirements of the client. Scope, cost and time are the three basic measurable success criteria used to indicate the key performance of a project in achieving a goal.The main objective as a project manager is to deliver the project within the stated time, within budget allowed and the building are fully utilized by the stakeholders.
Scope Every team member is expected to follow the Work Breakdown Structure (WBS) and the project objective are aimed to produce a good quality of work. The project is to adhere to the status of the schedule, control influence that will cause schedule and manage changes. Cost The project will be funded by the client, Tourism Malaysia and other investors. The estimated project cost is RM 8M. It includes all the stages from preliminary, pre-construction, post-construction and building operation cost Time Based on the scale of project and client’s goals, the duration of the project is 18 months starting from 1 February 2018 to brgbrbrb while ensuring the good quality of workmanship. Project must be carried out according to the schedule on Gantt Chart to prevent delay. WBS and risk analysis has been conducted at initial phase to outline the scope of work involved and its potential risk . Quality Design is good of quality when it is done within budget and on time in its full scope. Besides, user satisfaction also one of the tool to measure the quality. Ease of maintenance and high GBI rating creates high satisfaction for the client as well.
Work Breakdown Structure