1. Copyright © 2006 by Chia Fah Choy, Faculty of Engineering & Science, UTAR. All rights reserved. Management of Building Production (UEMC2433) Topic 1: Construction Development Process Mr. Chia Fah Choy BAppSc (Hons), MSc. chiafc@mail.utar.edu.my

2. Copyright © 2006 by Chia Fah Choy, Faculty of Engineering & Science, UTAR. All rights reserved. CONCEPT KLCC is a self-contained, city-within-a-city. The integrated mixed-use development provides more than 1.67 million sq. meters (18 million sq. feet) of: commercial retail hotel residential entertainment facilities The winning Masterplan submitted by Klages, Carter, Vail & Partners delineated the site into 22 freehold lots located around a 20-hectare (50-acre) park. The KLCC project is being implemented in phases. Phase One was launched in 1992 comprising: the 88-storey PETRONAS Twin Towers; Suria KLCC - the six-level, 1.5 million sq. feet shopping centre; the 49-storey Menara Maxis; the 30-storey Menara Esso; the 32-storey Mandarin Oriental Kuala Lumpur Hotel; a 20-hectare (50-acre) Public Park; two District Cooling Centres; a Mosque

3. Copyright © 2006 by Chia Fah Choy, Faculty of Engineering & Science, UTAR. All rights reserved. Number of Storey: 88 Height: 452 m above street level Total built-up area: 341,760m 2 (3.7million ft 2 ) Design/Architecture: Cesar Pelli & Associates Location of skybridge: Levels 41 and 42 Length of skybridge: 58.4 meters Height of skybridge: 170 metres above sea level Vertical transportation: 29 double-deck high speed passenger lifts in each tower Number of escalators: 10 in each tower Stainless steel cladding: 65,000 m 2 Vision glass: 77,000 m 2 Concrete (various strengths up to grade 80): 160,000m 3 in the superstructure Steel: 36,910 tonnes of beams, trusses and reinforcement Foundation: 4.5 m thick raft containing 13,200m 3 of grade 60 reinforced concrete, weighing approximately 32,550 tonnes under each Tower, supported by 104 barette piles varying from 60 to 115m in length.

4. Copyright © 2006 by Chia Fah Choy, Faculty of Engineering & Science, UTAR. All rights reserved. DESIGN FIRM Owner Prime Professional (Architect) Other Professionals Structural Engineer Mechanical Engineer Electrical Engineer Regulatory Authority Submittal Approval General Contractor Drawings and Specifications Source: Manavazhi, M.R. and Zhang, X.Z. (2001), Productivity Oriented Analysis of Design Revisions. Construction Management and Economics, 19(4), 379-391 Operational Relationships in Building Projects

5. Copyright © 2006 by Chia Fah Choy, Faculty of Engineering & Science, UTAR. All rights reserved. Identifying Suitable Land State Land –Direct application for State Lands –Joint Venture Private Land

6. Copyright © 2006 by Chia Fah Choy, Faculty of Engineering & Science, UTAR. All rights reserved. Applicant Land Office Submit Application State Planning DID, SEDC TNB, JBA, Telekom Health Forestry Agriculture Parks/Recreation District Council Pejabat Tanah & Galian If in order State EXCO Pejabat Tanah & Galian Land Office Convey decision Approval Process for Application of State Land

7. Copyright © 2006 by Chia Fah Choy, Faculty of Engineering & Science, UTAR. All rights reserved. Purchaser Procurement of Private Land Vendor Agree on Sales Price And Conditions of Sale Appoint Solicitor Search on Land Titles Sign Sale And Purchase agreement Tax Department Sale Conclude FIC Approval

8. Copyright © 2006 by Chia Fah Choy, Faculty of Engineering & Science, UTAR. All rights reserved. Process for Conversion and Sub-division Applicant Technical Department Director of Land & Mines Director of Land & Mines Land Office Approval Director of Land & Mines Land Office Application Land Office Comments State Standardising Committee Approval State Executive Confirmation

9. Copyright © 2006 by Chia Fah Choy, Faculty of Engineering & Science, UTAR. All rights reserved. Traditional Sequence of Activities in Construction Project Client’s Input Client’s Professional Advisers' Input Contractor’s Input Identify need Decide to build Procure land/funding Appoint design team Develop brief Study feasibility of brief Recommend procurement path Recommend form of contract Clarify requirements Brief design team Finalise design Produce bills of quantities Send out invitations Agree form of contract Agree procurement path Agree design, cost and timing Sign contract Accept recommendation Sign contract Receive progress reports Receive cost reports Comment on progress & cost Pay builder Accept project Make final payment Occupy, lease or sell building Approve and certify projectProduce additional construction information Administer contract Inspect quality Value and certify work Mobilise resources Plans work flow Construct Complete works Commission project Decide whether or not to tender Prepare tender Receive contractors bids Evaluate bids Make recommendations Meet occupancy costs Inception Briefing Design and Documentation Ratify tender listProduce design Provide cost indications Propose timing Tendering Production Commissioning

10. Copyright © 2006 by Chia Fah Choy, Faculty of Engineering & Science, UTAR. All rights reserved. The Construction Process Conceptual Stage Design Stage Construction Stage Operation & Maintenance Stage Client identifies the need for the item of construction Client appoints and briefs consultants Consultants study the client’s requirement, propose an outline of the design and assess the feasibility of the project The concept of the project is further developed Prepare the production information and contract document Call tenders Prepare production programmes Construction carried out on the site The completed building or works is maintained, repaired or altered as required, over the course of its life.

11. Copyright © 2006 by Chia Fah Choy, Faculty of Engineering & Science, UTAR. All rights reserved. Inception Client considers –project requirements –acquires land sets up project team, appoint and briefs architect/engineer Client Land Owner Valuers Financial Institutions Ministry in charge of lands ArchitectEngineer Town planner

12. Copyright © 2006 by Chia Fah Choy, Faculty of Engineering & Science, UTAR. All rights reserved. Briefing A process where the client defines his construction project requirements and communicates them to architect of his choice. Briefing is a continuous process which proceeds with the design development, the brief being progressively amended Useful as an instrument for monitoring the extent to which the client’s needs are achieved. A comprehensive study of user requirements might precede the formulation of the brief.

13. Copyright © 2006 by Chia Fah Choy, Faculty of Engineering & Science, UTAR. All rights reserved. Briefing Following the initial brief, the architect arranges a series of exploratory meetings for the identification and clarification of: the type of construction project being proposed aims, resources and context design requirements

14. Copyright © 2006 by Chia Fah Choy, Faculty of Engineering & Science, UTAR. All rights reserved. Briefing Information required for the development of the project brief: the status of the client general nature of the client’s requirement an indication of project’s timescale details of land and legal constraints and whether owned an indication of cost limit client’s financial resources status of outline planning consent client’s technical contribution (if any) other consultants (if any) who have been involved details of architect’s appointment

15. Copyright © 2006 by Chia Fah Choy, Faculty of Engineering & Science, UTAR. All rights reserved. Attributes of a good brief Clarity Priorities Consistency Completeness Realism Relevance Benefits of development Flexibility

16. Copyright © 2006 by Chia Fah Choy, Faculty of Engineering & Science, UTAR. All rights reserved. Functions of the brief A key working document setting out the client’s requirements A channel of communication conveying instructions, decisions and information between client and project team Facilitating the setting of priorities, analysis, problem identification and information flow A record of decisions, instructions, information, agreement, amendments, conflicts and uncertainties A tool for evaluation of proposed construction projects aims and resources against design contents A basis for estimating resources required A contractual document accompanying a legal agreement between the client and design team

17. Copyright © 2006 by Chia Fah Choy, Faculty of Engineering & Science, UTAR. All rights reserved. Outline Proposals Members of the design team –develop brief, consider the technical and functional feasibility of the client’s intentions, –make general proposals for the project including form, layout, height and floor area. Architect applies for outline planning approval. Client Structural Engineer Other consultants Quantity Surveyor Architect Services Engineers Planning Department

18. Copyright © 2006 by Chia Fah Choy, Faculty of Engineering & Science, UTAR. All rights reserved. Design An iterative and interactive process: –Analysis, synthesis, appraisal and decision Required to –coordination of various activities –smooth and effective communication –continuous monitoring the progress of design development against the established programme

19. Copyright © 2006 by Chia Fah Choy, Faculty of Engineering & Science, UTAR. All rights reserved. The Design Process Interpret Design Brief Schematic Concepts Yes Developed Designs Yes Working Detail Drawings Yes Contract Drawings & Specifications Yes No Time

20. Copyright © 2006 by Chia Fah Choy, Faculty of Engineering & Science, UTAR. All rights reserved. Scheme Design Architect/engineer finalises brief, and with other consultants, prepares sketch designs which are submitted to the client for approval Client Structural Engineer Other consultants Quantity Surveyor Architect Services Engineers Development Control Authority Agencies responsible For public health & environmental control

21. Copyright © 2006 by Chia Fah Choy, Faculty of Engineering & Science, UTAR. All rights reserved. Detailed Design Design team prepares the full design of the project and all relevant production information and contract documentation. Architect applies for building plan approval. Client Structural Engineer Other consultants Quantity Surveyor Architect Services Engineers Development Control Authority Agencies responsible For public health & environmental control Building Control Authority

22. Copyright © 2006 by Chia Fah Choy, Faculty of Engineering & Science, UTAR. All rights reserved. Applicant Process for Building Plan Approval OSC/ LA Technical Agencies External JKR JPS JPP JBA TNB JBPM STMB And others Internal Jab. Bangunan Jab. Perancangan Jab. Kejuruteraan J. Taman & Rekreasi J. Perkhidmatan Bandar OSC/ LA Problems Solved State OSC Solved Applicant OSC/ LA Applicant OSC/LA OSC/ LA Applicant No Yes Applicant Yes No LA YesNo

23. Copyright © 2006 by Chia Fah Choy, Faculty of Engineering & Science, UTAR. All rights reserved. Architect/engineer invites tenders. Quantity surveyor evaluates them and reports to architect/engineer who recommends suitable contractor to the client. Client signs a contract with the successful bidder. Tender Client Structural Engineer Other consultants Quantity Surveyor Architect Services Engineers Contractors

24. Copyright © 2006 by Chia Fah Choy, Faculty of Engineering & Science, UTAR. All rights reserved. Tendering A number of contractors are provided with the same basic information on the project. Each tenderer then submits, by a stated closing date, a proposal for constructing the building works, indicating a price for doing the work and sometimes the construction period.

25. Copyright © 2006 by Chia Fah Choy, Faculty of Engineering & Science, UTAR. All rights reserved. Evaluation Factors to be considered –Price –Period of construction –Information about the firms Nature, duration and value of projects undertaken Resources: personnel, equipment and finance Compared with the current workload, the resources can allocate to the project In some cases, bidders are encouraged to propose alternative materials or design Sometimes qualified bids are expressly forbidden When finance is a constraint on the part of the client, financial package offered by a bidder would increase the chances to win the contract

26. Copyright © 2006 by Chia Fah Choy, Faculty of Engineering & Science, UTAR. All rights reserved. Selection The client’s special needs determine which of the issues are given emphasis, and in what order of priority. Most governments have policy guidelines on tendering procedures for the procurement of all their goods and services. In general, private clients have more flexibility.

27. Copyright © 2006 by Chia Fah Choy, Faculty of Engineering & Science, UTAR. All rights reserved. Project Planning Main contractor lets specialist and other contracts, prepares a programme for the project and mobilises resources for construction on site. Client Structural Engineer Other consultants Quantity Surveyor Architect Services Engineers Contractors Sub- Contractors

28. Copyright © 2006 by Chia Fah Choy, Faculty of Engineering & Science, UTAR. All rights reserved. Construction To translate the production information into the physical building or works. The main contractor and a number of subcontractors undertake the construction, with material inputs from suppliers. The consultants play a supervisory role, ensuring that the materials and components and the level of workmanship are in accordance with documents, or otherwise satisfactory, and valuing the workdone to enable the contractor to be paid.

29. Copyright © 2006 by Chia Fah Choy, Faculty of Engineering & Science, UTAR. All rights reserved. Site Operations Main contractor and subcontractors transform the production information into a physical facility. Members of the design team supervise construction. Architect/engineer issues payment certificates periodically on the recommendation of the QS. Architect/engineer arranges and presides over site meetings. On completion of the building, client or architect applies for a temporary occupation license, which, if required, is granted by the building control authority after it has inspected the building and tested the equipment and installations. An application for a final certificate of completion may be required after more stringent tests at a later date. Client Structural Engineer Other consultants Quantity Surveyor Architect Services Engineers Contractors Sub- Contractors

30. Copyright © 2006 by Chia Fah Choy, Faculty of Engineering & Science, UTAR. All rights reserved. Operation and Maintenance On completion of the project, the defect liability period commences. The contractor make good any defects which arise as result of faulty materials or poor workmanship. A proportion of the contract sum is withheld until the end of this period. When the final account for the project is prepared.

31. Copyright © 2006 by Chia Fah Choy, Faculty of Engineering & Science, UTAR. All rights reserved. Operation All faults becoming evident during the defects liability period are made good by the contractor. QS prepares the final account for the project. Client arranges for the management and maintenance of the facility: a professional estate management consultant may be retained. Client Structural Engineer Other consultants Quantity Surveyor Architect Services Engineers Contractors Sub- Contractors

32. Copyright © 2006 by Chia Fah Choy, Faculty of Engineering & Science, UTAR. All rights reserved. Project Organisation Systems Traditional approaches Management-based approaches Integrated services In-house teams

33. Copyright © 2006 by Chia Fah Choy, Faculty of Engineering & Science, UTAR. All rights reserved. ‘Traditional’ Construction MC:Main contractor SC:Subcontractor S:Suppliers Cont:Contractor M:Project manager P:Package deal contractor :Direct communication :Consulting links C A SB QS Engs OC NSC Legend C:Client A:Architect/engineer SB:Statutory bodies QS:Quantity surveyor Engs:Structural and services engineers OC:Other consultants NSC:Nominated contractor as consultant C A QS Engs OC MC S SB SC Design StageConstruction Stage

34. Copyright © 2006 by Chia Fah Choy, Faculty of Engineering & Science, UTAR. All rights reserved. Separate Contract MC:Main contractor SC:Subcontractor S:Suppliers Cont:Contractor PM:Project manager PC:Package deal contractor :Direct communication :Consulting links C A SB OC QS Engs NSC Legend C:Client A:Architect/engineer SB:Statutory bodies QS:Quantity surveyor Engs:Structural and services engineers OC:Other consultants NSC:Nominated contractor as consultant C PM AQSSB SC S S Design StageConstruction Stage Engs SC S

35. Copyright © 2006 by Chia Fah Choy, Faculty of Engineering & Science, UTAR. All rights reserved. Contractor Involved in the Design MC:Main contractor SC:Subcontractor S:Suppliers Cont:Contractor PM:Project manager PC:Package deal contractor :Direct communication :Consulting links C A SB Cont QS Engs NSC Legend C:Client A:Architect/engineer SB:Statutory bodies QS:Quantity surveyor Engs:Structural and services engineers OC:Other consultants NSC:Nominated contractor as consultant C A QS SB S Design StageConstruction Stage Engs MC S OC

36. Copyright © 2006 by Chia Fah Choy, Faculty of Engineering & Science, UTAR. All rights reserved. Project Management or Management Contractor MC:Main contractor SC:Subcontractor S:Suppliers Cont:Contractor PM:Project manager PC:Package deal contractor :Direct communication :Consulting links C PM A QS Engs OC Legend C:Client A:Architect/engineer SB:Statutory bodies QS:Quantity surveyor Engs:Structural and services engineers OC:Other consultants NSC:Nominated contractor as consultant C PM OC SB S Design StageConstruction Stage MC Engs S NSC SB A QS

37. Copyright © 2006 by Chia Fah Choy, Faculty of Engineering & Science, UTAR. All rights reserved. PM Package Deal or Turnkey Approach MC:Main contractor SC:Subcontractor S:Suppliers Cont:Contractor PM:Project manager PC:Package deal contractor :Direct communication :Consulting links C A QS Engs OC Legend C:Client A:Architect/engineer SB:Statutory bodies QS:Quantity surveyor Engs:Structural and services engineers OC:Other consultants NSC:Nominated contractor as consultant Design StageConstruction Stage SB C A QS Engs SC SB OC S

38. Copyright © 2006 by Chia Fah Choy, Faculty of Engineering & Science, UTAR. All rights reserved. Traditional Contracting Employer Architect/ Civil Engineer Quantity Surveyor Structural Engineer Services Engineers General Contractor Domestic Sub-contractor Nominated Sub-contractor

39. Copyright © 2006 by Chia Fah Choy, Faculty of Engineering & Science, UTAR. All rights reserved. Design and Build Employer Architect/ Civil Engineer Quantity Surveyor Structural Engineer Services Engineers General Contractor Domestic Sub-contractor Nominated Sub-contractor Design-build contractor Employer’s advisors Sub-contractor