The EYE Food courtIntake: Aug 2014

Tutor Name: Miss Ann See Peng

Group Members: 1) Choo Zi Zhao 0321419

2) Daniel Song Cheng Hock 0320155

Contents

1. Introduction-------------------------------------------------------------------3-42. Site introduction (includes site plan & Context) ---------------------5-73. Site views --------------------------------------------------------------------8-124. Site analysis & Observations ------------------------------------------13-14

- Strengths - Weaknesses - Opportunities - Threats

5. Proposal/suggestion of development on site ---------------------15-196. Proposal justification --------------------------------------------------------207. Proposal concept elaboration -----------------------------------------21-248. Approval process ---------------------------------------------------------25-279. Concept Images ----------------------------------------------------------28-3010. Costing Plan -------------------------------------------------------------3111. Impact/benefits of development ------------------------------32-34

IntroductionThis project is the conclusion of our Introduction to Construction Industry Module. It is a

culmination of all the efforts, and topics which were taught on during lectures, in tutorials, and in

discussions. All that we have learnt so far in the Introduction to Construction Industry module is to

be applied into a single project, as stated in the project brief.

The project is basically, a small construction development, in a space, confined to a 30m by 30m

space. In a group of 2 students, you need to find a specific empty land to initiate a small

construction project. The size of the land shall between 900m2 (30m x 30m) – 1200m2 (30m x

40m). You should propose ONE project that serves one of the following purposes.

1. Recreation area

2. Commercial area

3. Industrial area

4. Agricultural area

5. Tourism area

6. Residential area

In your Project Brief report you are to include (but not limited to):

- Your suggestion and proposal

- The rationale, benefits and impacts of your project to the client and the surrounding community/end user

- Introduction to the site

- Site plan

- Site analysis and observation

- Sketch plan of your proposal

- Sketches of your concept/ideas; images of your ideas.

- Optional:

a) some basic information of the authority procedures or flow that you need to encounter/deal with

in order to get the project done from the inception to the completion i.e the building plan approval

process and procedures.

b) Costing

The project is meant to be compiled in a report, with a minimum 20 pages, understanding all the

elements in constructing and developing the chosen development.

Site Introduction

The site that we chose is an empty, razed piece of land, located in the heart of Kuala Lumpur, right

in the middle of the city center.

Location: Lot 92, 93, Jalan Putra, 50350 Kuala Lumpur, Selangor, Malaysia

The site is currently an

empty piece of land,

owned by a company

dealing in car

dealerships. It is

currently used as a

private parking area,

as well as a storage

area for cars in

intermission between

sales and transfer of

ownership.

It is a large space,

hence Choo and I

needed to pinpoint a

particular location within

the existing site, measuring 1200 metres square out of the existing 2 acres of land.

Existing Conditions

The existing conditions are what is expected of a piece of land

in the city center. The surroundings are very urban. It is

surrounded by built up area, lacking in vegetation, and is in

the middle of several office buildings, and residences, such as

Bistari condominiums. There is an abandoned shopping mall

nearby. The site falls under the purview of the Kuala Lumpur

Municipality. There is a great amount of pedestrian activity in

the vicinity as there is a functioning transport hub in the area,

the PWTC train station.

Also, the surrounding area is often

congested during lunchtime, as many

office workers week lunch in

surrounding areas. Main roads are

in direct access to the site. Nearby,

the Putra World Trade Center is

also situated.

The selected area of the site can be

seen in the diagram above. It is

located at a distance from the

surrounding developments.

View of Site

Analysis

The site holds a lot of potential in terms of revenue for the developer if the choice of

development is correct. There are also several aspects to consider within the site,

as these existing conditions are actually a weakness to the site. Some of these

things shall be further explained in the following pages.

Strengths:

1) The site is located in the midst of and urban center. The urban center is a hub of activity, and should be exploited in order to gain revenue from the desired development.

2) The site is located on empty land, and will not require much clearing, besides the land infill, and similar activities

3) The site is located in the vicinity of trees, which allows it to gain a measure of natural shading, as well as a measure of protection from excessive wind.

4) The existing structures nearby help to reduce thermal gain and sun glare in the middle of the day.

5) The site is accessible via train station.

6) The large open space surrounding the site allows for a much more open concept, and free circulation of wind.

7) The site is accessible via main road.

Weakness of our site

Even our site seem to be perfect place to be develop but there are still hiding some weakness with it.

1) The site is not suitable to plant any tree or flower in our site because plants cannot receive any sunlight.

2) The site is quiet wet and shady place. The annoying mosquitos like to gather in this area.

3) The site’s fence is only using some wires to do the cross line. So, it is not safe and easy to break through.

4) Some roads have big hole. The security for the area is not very well.

5) Some views is not very good and quiet ‘Glare’.

Opportunities:

1) The condition of the site allows for the construction of many developments, as its conditions are more generic.

2) The site is underdeveloped at the moment, which means it is not tailored to a certain type of development only.

3) Nearby populations are aplenty, which means better revenue in the end run.

4) The site has the opportunity to rejuvenate the surrounding area if developed properly, to break from the monotony of the concrete jungle.

5) Opportunities for roads to be built to allow pedestrian circulation around area.

Treats

Our project is a long term project. So that, there are some treats that we had to be

careful if this project is going on.

1) We are using eco-friendly concept. We planned to remain the trees and design it

as green features. The trees will grow up and become bigger. Hence, we had to

keep maintain it as same sizes.

3) Tree leaves will keep fall down at the roof top. In future, the roof top will become

heavier and it is very dangerous. So that, if we didn’t take any reaction, it will be a

serious problem in future.

- The Exotic plants. The exotic plants will grow more wild and more. So, we have to

find gardeners to decorate around.

Proposal of Development on Site

A commercial area

Commercial areas in a city can take up about 5% of a city’s land. It is used

for commercial activities. These activities include the buying and selling of goods

and services in retail businesses, wholesale buying and selling, financial

establishments, and wide variety of services that are broadly classified as

"business". Even though these commercial activities use only a small amount of

land, they are extremely important to a community’s economy. They

provide jobs and bring money into the community. A commercial area is real estate

intended for use by for-profit businesses, such as office complexes, shopping malls,

service stations and restaurants. It may be purchased outright by a developer for

future projects or leased through a real estate broker. This type of property falls

somewhere between residential and industrial property. Stated use. If any part of the

property extends into a residential or industrial zone, however, then the buyer must

seek a 'variance', special permission to cross over a zone boundary a commercial

area can be held by real estate agents who treat it the same as residential areas.

Specifically for this site, we wish to develop it to create a food court. This type of

commercial area is a commercial development, in which the service provided is

linked to the food and beverages industry. This type of commercial area is very

prevalent in Malaysia especially.

Food courts generally have similar characteristics. They feature a common sitting

area, in which customers are situated, during eating. There are a variety of stalls

selling different foods all around the food court, for the benefit of the customer.

Usually food courts, are noisy, and more common in nature. Unfortunately, most of

the times, food courts, or hawker centers as they are more commonly known, have

a bad reputation for being poor in design, and often very unclean and of low class.

This development plans to change that perception.

Why we choose our site as commercial area?The site is surrounding by the high buildings, apartments and trees. Most of the

sunlight was blocked and more than 60% area are shadow area. Besides that, the

site is at middle of the center, the crowds are never stop. The transportation is very

convenience just only few kilometer away. So that, the commercial area has high

potential that suitable for our site. On another hand, our site is a car park area.

People will only park their cars if the car park is near his working place, it means this

area is focal point which very suitable for commercial area.

The tall tree become the main features of the car park. Almost whole area was covered by the tree, the shadow area. Addition, normal people will park his car under the tree to avoid the sunlight.

The apartments were located beside the car park. It also blocked the sunlight. It was very convenience if the commercial area was built beside the apartment, said by citizen who lived in apartments.

The nearest shop is mamak shop which only have few people visit.

We found out that the security force is beside our site.

According to what I analyzed in site, I found out some commend advantages if we built a commercial area at this site:

Surrounded by the office, apartment. Not-stop crowds. No commercial area nearby. Nature cottage. Convenience of transportation. The focal point of the center. Sufficient parking area. The security force is beside the area.

As the conclusion, this place only suitable to be develop as the commercial area especially the food court because the competitiveness between the food courts is least. Mostly the food courts were mamak stall, baketuh shop, or malay food court. If we can build a place that are suit for all kind of religious, this place will be a “gold mountain” for developer. Again, this site has the highest potential to be develop as food court.

Where should we take?

This car park is about 2 inch. We only can use 30x 40 m2 to be develop. So that, we have to analysis our site and choose the best location to be develop. Our site is a car park. So that, we not need to worry about insufficient parking space.

We had decided to take some middle part of our site because the front area is very noisy. There are no trees plant at middle. The front view is only some construing building.

At the end of the site is also not very suitable because there are all old shops and some abandoned house.

Suddenly, I found a very nature place when I was taking the photo. This area was covered by tree and it as very comfortable. So, Daniel and I go to survey this area first.

At the end, we picked this area as our site. Basically, this area was cover by old tree. When we walk in, it like we are going into jungle and hiding some modern building. It is fantastic.

This is our site. We planned to develop it as the food court. At the middle of the 2 inch. So that, the least impact to nearly area but high potential to develop.

Proposal Justification

The commercial area, in the form of a hawker center, is a very justified proposal,

especially if you consider the possible revenue hidden in the development. The food

court is bound to receive plenty patrons, as the office workers in the surrounding

areas are often left with no choice, but to leave to surrounding areas for food. Also, it

has good opportunity to catch the attention of the people who frequently pass the

area. It is accessible via main road, and can easily be seen. Also, the food court can

cater to the surrounding residencies. Bistari condominium, which is located right

next to the proposed site, shall be the main source of patrons if this is the case. The

current contractor for the condominium’s F&B service, is not of quality according to

the residents. This shall draw a lot of customers, night and day, due to convenience.

Also, the train station nearby shall guarantee the food court plenty of patrons.

Proposal Concept Elaboration

Female Toilet

Male ToiletEating Area

Water Features

Plan View

The Eye Food Court

Vendor

Main Vendor (Drink)

Side Entrance

Water Fountain

Eating AreaVendor

Main Entrance

Scale 1:200

The eye food court is called The Eye, because its planar form is reminiscent to that

of an eye. Its form is inspired from an eye, and seeks to retain a curvilinear form.

The Eye is a food court, envisioned as an Eco-Friendly development, all the way

from construction, to operation, to maintenance. These goals shall be achieved

through environmentally conscious decisions and policies.

The plan view is design using the

radial concept. There are two

focal point which are the water

fountain and top vendor. All the

shop, table even the water

features are arranged in curve

shape. The main vendor is the

middle of the Eye food court.

This is to decrease the walking of

the customer.

Radial Concept. Air Circulation.

Circulation of the Eye Food court

One of the main features of Eye

Food Court is the circulation. It is

very convenience that you enter

in any direction.

This also easy the customer to buy

food and water features act as the

fence that different the area between

the vendor and the sitting area. The

sitting area is surrounding the stall

vendor.

Construction

The food court shall use eco-friendly, bio degradable material, such as bamboo,

timber, concrete, and stone. These material can be re-used in other constructions.

Also, the structure is designed in such a manner that the existing trees on site shall

not be cut down to make way for the building. Also, the structure is designed based

on the open arrangement principle. There are not many retaining walls/glass

screens, as the arrangement is supposed to be very open, and welcoming. This also

allows the building to ventilate itself naturally, reducing cost of operations for air

conditioners, and the effect the operation of these devices have on nature.

Operation & Maintenance

The development features a bicycle parking area, to encourage patrons to reach the

area using eco-friendly transportation. Also, the use of air conditioners shall be

minimized due to the open arrangement concept. Waste and dispose shall be

managed efficiently, and not handled irresponsibly. Maintenance shall be easy, as

the materials can be recycled/acquired for cheaper price.

Construction approval process

The construction of this development has to undergo several approval stages before

the entire construction can be realized.

CERTIFICATE OF COMPLETION AND COMPLIANCE

In April 2007 the Government had launched the improvement to the building delivery

system to enhance the competitiveness of Malaysia globally. This includes the

issuance of the Certificate of Completion and Compliance (CCC) by Professional

Architects and Professional Engineers as well as Building Draughtsmen registered

with the Board of Architects Malaysia (LAM) to replace the Certificate of Fitness for

Occupation (CFO) issued by the local authorities. This new system is an effort

towards self-certification and self-regulation approach in the construction industry.

The salient features of this new system under CCC are as follows:

(i) Building plans are still required to be submitted to and approved by the local

authorities;

(ii) CFO by the local authorities will be replaced by the Certificate of Completion and

Compliance (CCC) by the Principal Submitting Person (PSP) who is the

Professional Architect, Professional Engineer and Building Draughtsman who

submitted the building plans;

(iii) CCC can only be issued by the Principal Submitting Person (PSP) after the

following have been secured:

- all the certifications by the respective parties (professionals, contractors and

licensed tradesmen) based on the prescribed ‘Form Gs’ under the Matrix of

Responsibility (Forms G1 – G21); and

- Clearances from the following authorities:

o Tenaga Nasional Berhad (TNB)

o Water Authority

o Sewerage Services Department (JPP)

o Fire and Rescue Department (except for residential Buildings of not more than 18

meters high)

o Department of Safety and Health (where applicable),

o Relevant authorities/Public Works on Roads and Drainage.

(iv) The local authorities still maintain their rights and power to enter the site during

construction and issue an order to stop the issuance of CCC by the PSP if the

construction on site is found to have breached the approved building plans and/or

against the provision of UBBL or conditions of building plans approval on health and

safety issues until such time the fault is corrected.

(v) The issuance of CCC is restricted to only technical issues concerning health,

safety and essential services. The non-technical issues such as bumiputra quota,

low cost provision and contribution for public facilities etc are outside the purview of

PSP and will have to be resolved between the Owner and the Local Authorities at

the planning and building plans approval stage or via other mechanism.

The clearance required for the building is as follows.

a) Clearance from the Health and Safety Department to ensure that all the

equipment/facilities are up to hygiene standards

b) Approval from the local municipality to ensure that the land use is correct to the

zoning requirements stipulated.

c) The Fire and Rescue Department, to ensure that proper safety measures are put

in place, such as fire hazard battling systems, escape routes, fitness of building in

event of fire, etc.

In order of chronology, the approval process for developments can be broken down

like this

a) Approval of development proposal with local authorities, for land use, code

compliance, etc.

b) Approval of base plan drawings

c) Approval of construction drawings, and building plans with local authorities

d) Construction permit approval

e) Construction procedure review and approval from time to time by building

authorities

f) Certificate of fitness of occupance

The concept images Our food court more like this but not that high. All is use the bamboo as wall and a little bit higher ground.

Our table is using sunken table. This can save a lot of spaces and create a larger walking area.

The exterior walls have 3 layer which are bamboo, glass and the stall name. The bamboo area at lowest part of the wall. We are using the glass so that the people who walk by will be attracted by the chef and come in. IT also allow the sunlight penetrate into the food court and increase the brightness of the house. The stall name is the higher part. This concept also help to increase the humility and are flow direction of wind between the outside and inside food court. It will temperature will be more balance.

The water features will put beside the queue up. This is create an environment which combine the nature and modern style.

Stall name

Glass wall

Costing Plan

- 12 Long table ---------------------------------------------------------------------------------RM10000

- 7 Stalls -----------------------------------------------------------------------------------------RM60000

- Retaining wall --------------------------------------------------------------------------------RM10000

- 4m Water features ----------------------------------------------------------------------------RM 8000

- Fountain ----------------------------------------------------------------------------------------RM 4500

- Stairs --------------------------------------------------------------------------------------------RM 5500

- 30m x 30m wood floor finishes ---------------------------------------------------------- RM 12000

- Land price (PWTC) ------------------------------------------------------------------------RM200000

-roof Top (30mx30m)---------------------------------------------------------------------------RM1000

Total: RM31100-Maintenance fee RM 1000 per year contain:

-repairing road

-cleaning the exotic plant

-tree

-roof top cleaning

Benefits & Impacts

In all developments, there are both benefits and impacts. The important

consideration, is that the benefits largely outweigh the impacts, so that the

development is justified. We shall examine the benefits and impacts this food court

development shall have, and analyse them.

Benefits

1) The provision of a service to the surrounding area

The surrounding area, is full of offices, and residences. As mentioned, the office

workers usually have to travel far for lunchtime, creating congestion in the city

center. This development shall remedy that issue. Also, residents nearby shall

benefit from this development, in many aspects, from the availability of the service,

to the increased value of property.

2) The creation of jobs, and services to accommodate the population in the area.

The surrounding area is a low income area, and joblessness is a problem in the

area, as there are many homeless wandering the urban center. With the

development of this hawker center, it stands to reduce this social problem, as

operators will be required for the food court.

3) Allows for the currently under-utilized land to become a point of revenue.

4) The food court shall begin a new trend in construction and operation of food

courts, inasmuch that it is ecologically beneficial.

The ecologically friendly design and policies shall set a new tone for the food court

industry. This development also stands to change the uncouth, undesirable image

that food courts generally have, through design, and operational principle.

5) The Owner of the development stands to gain a lot of long term revenue from this

development, due to its location in the city center.

Revenue shall be constant, due to the dense population center, and the site’s

proximity to frequently used hubs of transport.

6) The site shall become utilized, and will renew the urban center around it.

With the food court, owners of lands around it may be encouraged to develop more

commercial areas, seeing the success of the pioneer.

7) The design deliberately shall break away from the monotony of the urban center.

This shall be accomplished with green spaces.

Impacts

a) The area could become even more congested with the influx of patrons

This however, could be remedied with the bicycle policy. However, it is always a

possibility.

b) The creation of a social focal node.

This could be a problem, as it is elsewhere. In places where crowds gather, there is

always a potential for crime, vice, or uncouth behavior/characters

c) The area shall be developed, inhibiting many other developments

For example, the area, once developed, cannot be used for other purposes.

d) The competition between existing food vendors.

The competition could cause certain businesses to have to shut down, in the event

of failure to compete with the food court

e) Decrease in car parking space