Integrated Project - Report

BSc (Hons) Quantity Surveying and Construction Management

INTERGRATED PROJECT

26-6701-00S

ANPUVARUNAN.T

Student ID-23044807

SHU SL BATCH-06

05.01.2014

INTERGRATED PROJECT

BSC (HONS) IN QS & CONSTRUCTION MANAGEMENT

ACKNOWLEDGEMENT

First of all I would like to thank to god whose blessing had brought me here, further thank to

my parents, brothers, and my friends for their encouragement and guidance. As a student, I

would like to thank almighty to Mr. Ravihansa Chandrathilake who is our integrated project

lecturer; he has provided enough knowledge and proper understanding about this subject,

thus helpful to me to finish my assignment properly.

Moreover my thanks to Sheffield Hallam University to offer this degree program in Srilanka

through ICBT, thus giving an opportunity to me and other students study in my home

country.

Finally I thank all colleagues and ICBT staff who helped me to complete this assignment

report successfully.

ADVISING THE CLIENT ON

GBCSL & LEED

To

Garment Manufacturing Factory

In

Hambantota (Southern Province)

Date -05/01/2014

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BSC (HONS) IN QS & CONSTRUCTION MANAGEMENT Page I

EXECUTIVE SUMMERY

Advising the client is a significant matter of consultant in construction projects according

with green building concepts. Because nowadays construction of industrial buildings with

working environmentally sustainable and economically is the most challenging issues in all

over the world. The main purpose of this report is to advising the client to implement green

concept for the proposed garment manufacturing factory with green building concept to

working with environmental sustainable and economical operation.

Further in this report the client advised with all required categories, prerequisite and credits

according to GBCSL and LEED for achieving gold rating with key concerns of Efficient and

pleasing working environment, use 100 % solar power for the operation, minimum

disturbance to the existing ecology, water treatment and solid waste management, high safety

and hygienic environment to achieve certain point under each category.

.

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BSC (HONS) IN QS & CONSTRUCTION MANAGEMENT Page II

TABLE OF CONTENTS

Executive summary……………………………………………………….…...…..………….II

List of figures……………………………………………..…….………………..……..……III

List of table…………………………………………………...………………..……..………III

Introduction………………………………………………..………………...……………….01

Green building………………………………………………………...……..……………….02

Rating system……………………………………………………………...…………….…...02

Key concern for gold rating by category

1. Sustainable Sites …………………………………………………….……………….04

2. Water Efficiency ………………………….…………………………………..…..…05

3. Energy and Atmosphere ……………………………………………..………...…….05

4. Materials and Resources ………………………………………………...………..…06

5. Indoor Environmental Quality …………………………….…………...………….…07

6. Innovation and Design Process ………………………………………...……………07

7. Management …………………………………...…………………………..……...…08

8. Social and Cultural Awareness & Regional priority …………………………..……08

Conclusion and recommendation…………..………………………………………………. 09

Reference & Bibliography………………….…………………………………………….…10

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BSC (HONS) IN QS & CONSTRUCTION MANAGEMENT Page III

LIST OF FIGURES

Figure 01-Site location………………………………………………………………………04

LIST OF TABLE

Table 01- Point system by Categories of GBCSL and LEED ………………………….…..03

Table 02- Rating by required points of GBCSL and LEED ……….…………………….…..03

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BSC (HONS) IN QS & CONSTRUCTION MANAGEMENT Page 1

INTRODUCTION

In the consultant’s view advising the client is very difficult part, because it should meet all

requirements and economically. According to task, client is an overseas investment company

and planning to build garment manufacturing factory in southern province of Srilanka in ten

acres faces the sea. Furthers design has to be green project and intends to achieve gold rating

in LEED and GBCSL.

I act as green consultant and have to prepare a comprehensive report on what need to be

concerned to get gold rating. So intention of this report is to advise the client to achieve gold

ratings in LEED and GBCSL with prerequisites and credits.

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GREEN BUILDING

In the present era due to greenhouse gases from activities of individual, leads to climate

changes breads the atmosphere heat drastically resulting in global warming and facing too

many global issues and threat the human beings and living things in this world (Center for

Climate and Energy Solutions 2011).

Green building is significant concept in the construction industry nowadays which

constructed by utilizing key resources like energy, water, materials, and land with more

effectively than structures that are constructed just to code. With better natural air and light,

green structures normally help enhanced users health, comfort, and enormous productivity

while diminish the environmental effect and operation cost (Kats and Capital 2003).

GBCSL

Green building council of Sri Lanka (GBCSL) is a national non profitable agreement based

organization, has a goal of change the Srilankan construction industry with efficient green

building practices (Green Building Council of Sri Lanka 2013).

LEED

Leadership in energy and environmental design (LEED) is a confirmation program of U.S

Green building council and goes about as broadly acknowledged association for design,

construction, operation, and maintenance of high execution green buildings (U.S Green

building council 2013).

Rating system for green building

Most of the categories have credits and some has prerequisites as required in both GBCSL

and LEED systems. Each system having of 100 points, GBCSL the points are divided into 8

categories and LEED 2009 in it divided in to 7 categories.

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Categories Points at GBCSL Points at LEED

Sustainable Sites 25 26

Water Efficiency 14 10

Energy and Atmosphere 21 35

Materials and Resources 21 14

Indoor Environmental Quality 13 15

Innovation and Design Process 4 6

Management 4

Social and Cultural Awareness 3

Regional priority 4

Table 01- Point system by Categories of GBCSL and LEED

Ratings GBCSL LEED

Certified 40–49 points 40–49 points

Silver 50–59 points 50–59 points

Gold 60–69 points 60–79 points

Platinum 70 and above points 80 and above points

Table 02- Rating by required points of GBCSL and LEED

Site location

As per the client need site selected in Hambantota in Southern Province area by covering

approximately 10 acres faces the sea.

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Figure 01- Site location (GOOGLE MAPS 2013)

Requirements for gold rating

According to client’s need this factory has to be built for gold ratings so it must be achieved

the credit point 60-69 and 60 -79. Following are advises for client with some key concerns to

achieve gold rating by gaining required points from GBCSL and LEAD.

1) Sustainable Sites

As per client’s need particular site is nearby high way, harbor, and Hambantota International

airport so transportation, commercial and emergency services are available and site was

previously used for storage plant for road construction. Moreover company transportation and

underground parking should be implemented for all factory workers to minimize parking area

and maximize open spaces for future development, thus prevent vehicle’s corrosion from sea

wind.

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Roof tops are recommended to shade up with solar panel installation to reduce heat

absorption, further recommend minimizing deforestation, planting trees and vegetated land in

ground and roof surface to reduce disturbance of existing ecology and inhabitants by heat

absorption and radiation.

The lighting system should be provided only for necessary place at nights with angle spot

lights with CFL brand for energy efficient and reduce heat emission and light pollution.

Further an erosion and sedimentation control plan must be done during designing period.

Erosion control blankets and stock piling must be applied to prevent soil erosion during

construction as Prerequisite.

2) Water Efficiency

This is going to be a large factory, so high amount of water will be used for factory’s function

drinking, and other essentials needs. Waste water tank should be built attached with

anaerobic based efficient water treatment plant and it should be implemented at site for

collecting waste water from lake which situated near site, storm water, factory’s function

(dying and washing).

Also a separate tank should be built to collect pure rainwater under act of Lanka Rain Water

Harvesting Forum it could be used to mainly drinking and all other essential needs. Moreover

automatic sensor faucets, waterless urinals and closets should be installed with efficient

plumbing system to reduce leakage and repair or remodeling efforts.

3) Energy and Atmosphere

Client is planning to build a large garment manufacturing factory, so huge amount of

electricity will be consumed for day to day operation and functions, so we intend to apply

100% solar power system.

Solar energy is considered as cleanest and the most abundant renewable energy source and

this is the most efficient system become apparently in present era all over the world than

other renewable energy source such as wind power, hydropower, and bio gas, etc. There are

three types of solar technology used vastly such as Photovoltaic (PV), solar heating &

cooling (SHC), and Concentrating Solar power (CSP) (SEIA 2103). In this building PV and

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CSP system solar panels are recommended to install rooftops and ground respectively to

absorb more sunlight and heat.

To optimize energy performance sun pipes are to be installed to the offices, cafeteria, lounge,

reception area, meeting room and general working area where the lights doesn’t need mostly

and CFL brands are recommended for energy efficient at night time. LED based task lights

recommended fixing to focus needle point of sewing machines to provide sufficient

lightening.

Heating, ventilation, air conditioning and refrigeration (HAVC &R) operations have to be

minimized because these are highest proportion of factors influencing to ozone depletion and

global warming so it is recommended to use reduced refrigerant charge base building

HAVC&R system in addition to use of natural air and also advice to use fire suppression

systems that do not contain ozone-depleting substances of CFCs, hydro chloro fluoro carbons

(HCFCs)

4) Materials and Resources

Previously this site was used as a big construction storage yard, so existing wood buildings,

fuel tank, carpentry yard and concrete plant, and water tank are recommended with few

renovations. Construction solid wastes are recommended to reuse with recycling and other

waste are recommended for anaerobic digestion system with Feedstock green chemical.

Considerable amounts of big trees should be removed to construct additional new building so

these trees are recommended to cut down and make every structural item such as floor and

wall finish sheets, beams and columns, doors in site carpentry yard.

Lobby and employer office areas are recommended with wool floor mats, strawboard wall

finishes, further cafeterias and relaxation areas are recommend with openings spaces by huts

use with bamboo, palm leaves and other green plants. Also waste cloths pieces can be used

for making floor mats that can be used for floor finish that minimize solid waste disposal and

management expenses.

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5) Indoor Environmental Quality

Safety and hygienic environment is a major factor that influences efficient working and

production, so working environment should be kept properly. It is recommended to maintain

ventilation during working hours with efficient cooling system and construct Cafeterias and

relaxation places with openings to get more natural light and air with low emitting and less

heat absorption materials.

During working time it is necessary to provided sufficient ventilations, lights, and less

thermal heat and radiations, otherwise it will affect workers healthy thus results in

production. So efficient HAVC&R system, task lights attached with sewing machines are

recommended. While working with heavy machinery such as cutting and boiling and dying

process, safety dress and equipment regulations should be maintained properly.

Roof must be constructed with low heat absorption materials such as concert and roof tiles,

and also must be covered with solar panels and gardening. Floor finishing is recommended to

use wood seats and wool floor mats, partitions in strawboard. Wood finishes, floor coating

and painting materials are recommended with less volatile organic compound (VOC).Above

considerations help to reduce heat and radiation to provide comfort for workers. To avoid

smoking in general area a smoking room is also recommended to include during design

process with effective ventilation control according to government regulations and rules.

6) Innovation and Design Process

Client should appoint two accredited professional with GBCSL and LEED to instruct the

project team members about green building concept and processing during the design and

construction period. Thus leads to input new innovation in energy performance, water

efficiency design, and wastage manage.

As an innovative system Feedstock green chemical is recommended for anaerobic digestion

system for construction waste and sewage sludge and other entire solid and water waste to

help to reduce disposal cost and land fillings with organic matters, thus result in

environmental and public health and safety.

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7) Management

Management is a significant category in the design, construction, and operation process. Here

as per prerequisite, green building accredited professionals are covered under Innovation and

Design Process in LEED. as explained before, client should utilize fewer energy consuming

machineries and equipment to high productivity such as led task lights, CFL brand lights, sun

pipes to get natural lights, solar panels, efficient HAVC&R system for energy efficiency and

all the others should be maintained and repair properly.

8) Regional priority & Social and Cultural Awareness

Regional priority is coming under LEED and is not applicable for non U.S countries so no

need to concern for this project. Social and cultural awareness (GBCSL), here client should

arrange someone to study and analyze about Archeological Sites and Heritage Buildings

statics, social and cultural detail about surrounding peoples and public health care and safety

according to this project.

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CONCLUSION & RECCOMENDATIONS

According to this report, this building can be built as a green building with gold rating by

implementing all the considerations to obtain required credit points from 60-69 in GBCSL

and 60 -79 in LEED. At the same time site is near the sea, so weather forecast details should

be updated daily, especially during rainy season. Also a contingency plan must be ready

always to face accidents and natural disasters. Further all structural items and machineries

must be free from corrosion and proper shield should be maintained.

Moreover an additional electric system should be maintained to cover up any failure in the

solar power system. Health and safety, dust and noise control, and transportation must be

maintained properly during the construction to minimize the disturbance to surrounding

people and environment.

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REFERENCE & BIBLIOGRAPHY

CENTER FOR CLIMATE AND ENERGY SOLUTIONS (2011). Climate Change 101. Understanding and

Responding to Global Climate Change,.

GOOGLE MAPS (2013). Hambantota, Southern Province, Sri Lanka. [online]. Last accessed 2

December 2103 at: https://maps.google.lk/

GREEN BUILDING COUNCIL OF SRI LANKA (2013). Welcome To GBCSL. [online]. Last accessed 12

December 2013 at: http://srilankagbc.org/about_gbcsl.php

GREEN BUILDING COUNCIL SRI LANKA (2010). GREENSL® RATING SYSTEM FOR BUILT ENVIRONMENT.

1-32.

KATS, Gregory and CAPITAL, E (2003). Green building costs and financial benefits. Massachusetts

Technology Collaborative Boston, MA.

LANKA RAIN WATER HARVESTING FORUM (2103). UDA (AMENDMENT) ACT NO. 36 OF 2007.

[online]. Last accessed 06 December 2103 at: http://www.lankarainwater.org/rwhsl/udaact.htm

SEIA (2103). Solar Technology. [online]. Last accessed 12 December 2103 at:

http://www.seia.org/policy/solar-technology

SRILANKA APPARAL GARMENTS WITHOUT GUILT (2103). ECO-FRIENDLY SRI LANKAN FACTORIES.

[online]. Last accessed 6 December 2103 at: http://gwg.garmentswithoutguilt.com/featured-in/50-

eco-friendly-sri-lankan-factories

STEFFEN, R, SZOLAR, O and BRAUN, R (1998). Feedstocks for anaerobic digestion. Institute for

Agrobiotechnology Tulln University of Agricultural Sciences, Viences,.

U.S GREEN BUILDING COUNCIL (2013). LEED. [online]. Last accessed 12 December 2013 at:

http://www.usgbc.org/articles/about-leed

U.S. GREEN BUILDING COUNCIL (2009). LEED 2009 for New Construction and Major Renovations

Rating System..

https://maps.google.lk/

http://srilankagbc.org/about_gbcsl.php

http://www.lankarainwater.org/rwhsl/udaact.htm

http://www.seia.org/policy/solar-technology

http://gwg.garmentswithoutguilt.com/featured-in/50-eco-friendly-sri-lankan-factories

http://gwg.garmentswithoutguilt.com/featured-in/50-eco-friendly-sri-lankan-factories

http://www.usgbc.org/articles/about-leed

SITE AND LOCATION ANALYZIS

REPORT

Proposed Hospital Project

In

Colombo (Western Province)

Date -05/01/2014

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EXECUTIVE SUMMERY

Site and location analysis has to be done before or purchasing the land, to check suitability of

site and location according to the type of investment. This comprehensive report includes,

analysis of all significant factors relating to new hospital project in the western province at

Colombo.

This is going to be a big Hospital project, so the site and location analysis has to be done

precisely. Therefore old maps, flood potential, natural disasters, natural surface features,

cultural and manmade features, zoning & planning regulations, accessibility and commercial

function are mainly considered in analysis. Further existing buildings and significant features

in relation to demolition also took place in this report.

.

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TABLE OF CONTENTS

Executive

summary…………………………………………………..………...…..………….II

List of figures………………..………………………………….………………..……..……III

Introduction……………..…………………………………………………...……………….01

Site analysis……………...……………………………………………………….…………..02

Old map…………………………………….………………………………….……..02

Flood potential………..……………………….…………………………….…….….03

Natural disaster……………..…………………….…………………………….….…05

Natural surface features………………………………………………….…....….…06

Cultural and manmade features………………………………………………….….07

Condition of existing building and significant features to demolition…………………..…07

Location analysis………………………………………………….………………………….08

Zone of the area……..………………………………………….……………………09

Accessibility Analysis………….……………………..……….…………………….11

Commercial function Analysis ………………………..………….………………....11

Conclusion and Recommendation…………..……………………….……………………. 12

Reference & Bibliography ……………………………………………………….…….….…13

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BSC (HONS) IN QS & CONSTRUCTION MANAGEMENT Page III

LIST OF FIGURES

Figure 01- Old map of Colombo ……..………………………………………….…………02

Figure 02- Flooding map of Colombo district 2010 ……………………………………….04

Figure 03- Rainfall and Temperature in Colombo………………………………………….04

Figure 04- Tsunami Affected area 2004……………………………………………………05

Figure 05- Land cross section …………..………………………………………………….06

Figure 06- Proposed site location ………………………………………………………….09

Figure 07- Zoning plan 2020…...…………………………………………….…………….10

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INTRODUCTION

The client is planning to build a hospital at western province (approximately with 650 rooms

and land extent appropriately ten acres. There for as consultant, I have been asked to identify

potential site and carryout a preliminary site and location analysis on behalf of client. The

selected site was a commercial complex and not in function for last 2 years due to bad

condition of building.

This report mainly analyze the suitability of cite and location to commercial function of

hospital project with some significant factors. According to this report client can decide,

whether this site is suitable for his investment and also he can identify the regulations must be

followed during the operation.

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SITE AND LOCATION ANALYSIS

SITE ANALYSIS

Site analysis is a significant concern has to be done before the designing process of a

construction projects, thus helps provide overall knowledge about, which type of investment

suitable for this place, which construction methods can apply, which type of building can

build. So client can come to a decision, whether this site is suitable or not for his investment

in this place, further this analysis will help to next process of designing, construction, and

operation.

Significant factors in Site analysis

Here of old map, flood potential, other natural hazards and some significant factors have

mentioned in site analysis.

1) Old maps

Figure 01- Old map of Colombo (Sri Lanka Antique Maps 2013)

Site

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Old map helps to get past details about exact site such as old mine shafts, position of ponds,

changes in topography of land, and ditches that have been filled, etc. According to detailed

study of this area old map, this site was not affected by flooding and a topography change

was not happened in the past four decades.

2) Flood potential

The site located 900 m away from sea and around 2m above mean sea level. Further there is

big lake right next to road, So the lad could suck consider amount rain water , thus helps to

reduce water stay in the site. In the past 30 years Colombo is highly affected by flooding,

while this site has not been affected, because drainage and other water ways are being

maintained properly near site area. Also the World Bank committed a financial assistance

package of US$ 213 million to Metro Colombo Urban Development Project (MCUDP) to

implement flood mitigation infrastructure and support drainage (World Bank 2013), so in

Colombo area, future flooding will be reduced by this project.

Rainfall and temperature charts

Average rainfall and temperature of Colombo area chart is given below, so it is helpful to

decide raining season and levels. October, and November time expected heavy rain and can

be clearly seen average temperature 25-30° C during the year, further wind pattern also

consider in this report helps to design of building and prepare the master programs of

construction.

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Figure 02- Flooding map of Colombo district 2010 (Center for Satellite Based Crisis

Information (ZKI) 2013)

Figure 03- Rainfall and Temperature in Colombo (Department of Meteorology 2013)

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3) Natural Hazards

Tsunami

In 2004 many places near the sea was affected by tsunami and sea side was mostly affected in

Colombo area, but particular proposed site was not affected badly compared to another places

near this proposed site, because the lake between the sea and the site was cause reduce the

force of tsunami waves and site situated little bit far away from sea side. For the future

consideration during the designing process tsunami should be considered.

Figure 04-Tsunami Affected area 2004 (McGill 2013)

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Earthquake

Recently many slight earth quakes took places in Sothern and western Srilanka, so a recent

research conducted by James Cochran, a scientist of Doherty Laboratory in the USA has

founded a new plate forming in southern part of Srilanka. Therefore in future more chances to

observe more earth quakes (Walking the World 2013). For the future consideration during the

designing process earth quakes factor should be considered.

4) Natural surface features

The site is above two meter from sea level and also two feet height form Lake water level.

This site is near the lake, so its helps to suck out all rain waters and storm waters from all

over this site. Further there is some considerable number of trees and vegetated areas are

available in the back of this site.

The top soil type is gravel with sand and there are so many high-rise buildings situated

around the site, so this area is good for large building projects.

Figure 05- Land cross section

Moreover this area can get more sunlight and has average temperature 25-30° C, thus helps to

install the solar panels to produce electricity, also has a normal wind velocity.

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5) Cultural & man made features

This site is situated developed are of Colombo cit y, so there is no big issue about water

supply, gas, electrical and other sanitary facilities and supply. Further this area is having a

vast population, high educational level, and high safety.

This site is near the town hall road, so the efficient traffic control system is being maintained

thus help to easy access for this building.

This site is situated in concentrated development zone and size is approximately 40400 m2,

so as per the regulation can go for a High Rise building.

Condition of existing building and significant features in relation to demolition

There are two buildings are in this site and one is too old and other one is not at good

condition. The front building is two storeys and the second one is single story and the both

buildings are primitive style, both were used as a shopping complex and now not in function

due to unstable of building. While study about the buildings there are so many cracks in

major structures such as columns, beams, roofs and stair case are badly damaged in the old

building. Moreover electricity, water supply systems are currently not active in both

buildings.

This is surrounded by Residential complex and having all facilities such as Banks,

commercial complex, and education institutions, so demolish existing buildings is a huge

matter, because constructing high rice is not an easy task at this place and while demolishing

noise, dust, safety, working hours and disposal should be mentioned.

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LOCATION ANALYSIS

Location analysis is the most important like site analysis. Here the physical and legal

attributes will be conceded related to this project. It helps to details study about features and

resources around the location, efficient designing and demonstrate client to factors affecting

the investment as well as how to operate functions. Followings are the main purpose of this

location analysis.

Construction according to zoning and planning regulation.

Knowledge about transport and accessibility facilities

To make easy Feasibility study

Know the Economical output

Analyzing impact of environment

Helping to efficient design

details to client about location

Location Details

Proposed Site - No.243, Dr Colvin R de Silva Mawatha, Colombo-02

Existing Building- 2 stories and a single story building

Site Area- 186 x217 lm (approximately 10 acres)

Site shape- Rectangle

The propose site is approximately 10 acres and land shape is rectangular. Colombo area has a

vast population with multi cultural and the site located in the one of the main commercial

area of city Colombo. Most of surrounding building near the site is mostly for commercial

purpose and also between the Hilton Colombo residence and Zak residence. Further site

located beside one of the big road and Colombo- Moratuwa highway is about 500 meters

from this site, so suitable for goods and services transportation.

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Figure 06- Proposed site location

1) Zoning and Planning Regulations (Urban Development Authoriety 2013)

According to zoning plan 2020 given below, proposed site is located in concentrated

development zone. New Hospital projects are allowed in this area according to city of

Colombo development plan 2008 under Health Institutions. Further cite size is approximately

40400 m2 and this is going to be a big hospital with 650 rooms, so as per the regulation can

go for up to high rise building (21 or above floors according to budget and soil condition),

also minimum width between building lines of road, site frontage, plot coverage, floor area

ratio is, open space around the building should be considered according to number of floors.

Further fees of processing, Covering approval, and Service Charges will be charged as per the

design.

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Figure 07- Zoning plan 2020 (Urban Development Authority 2013)

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2) Accessibility analysis

This is main road in front of this site with good traffic control, further site is near to

Colombo- Moratuwa highway and bus stand, also available of another transport facilities. So

people can access this site easily for emergency purpose.

3) Commercial function Analysis

This site located in commercial zone in Colombo area with vast populations, also every part

of the country peoples are coming to Colombo for their every needs including medical

treatment. Moreover tourist arrival percentage is rising rapidly due to finished of local war,

thus results to stay so many foreigners in Colombo area. So it is also an advantage to build

this large hospital with all medical facilities in Colombo area.

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CONCLUSION

According to report with analysis of all necessary factors such as old maps, flood potential,

natural disasters, natural surface features, cultural and manmade features, zoning & planning

regulations, accessibility and commercial function it is recommended that this site is very

suitable for this big hospital project. So the client can invest his money in this site to Hospital

project.

Finally followings are my recommendations to achieve efficient construction and profitable

investment.

1) It is better to start the construction works in December because higher rain fall has

recorded during May to November.

2) Provide proper safety, dust and noise control, transport, night work system during the

construction to minimize the disturbance to surrounding people and environment.

3) Installation of solar power system can reduce additional electricity charges.

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CENTER FOR SATELLITE BASED CRISIS INFORMATION (ZKI) (2013). Satellite map of flooded areas in

the district of Colombo, Sri Lanka, as of June 01, 2010 - Detail map 3. [online]. Last accessed 6

December 2013 at:

http://www.zki.dlr.de/system/files/media/filefield/map/medium/DLR_20100525_srilanka_flood_de

tail_colombo3_medium.jpg

DEPARTMENT OF METEOROLOGY (2013). Climate in Sri Lanka. [online]. Last accessed 8 December

2013 at: http://www.meteo.gov.lk/images/stories/Images/climate%20-%20colombo.png

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globalhealth/sites/mcgill.ca.trauma-globalhealth/files/images/Tsunami_affectd_areas.jpg

Sri Lanka Antique Maps. (2013). [online]. Last accessed 6 December 2013 at:

http://4.bp.blogspot.com/-

z2r2lDHEzjg/TfUICCD4qhI/AAAAAAAABrM/SpjmUgzV_5U/s1600/old_map_colombo.jpg

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2008. [online]. Last accessed 8 December 2103 at: http://www.uda.lk/pdf/cmc%20regulations.pdf

URBAN DEVELOPMENT AUTHORITY (2013). Zoning Plan 2020. [online]. Last accessed 10 December

2013 at: http://www.uda.lk/images/zonning-colombo/dehiwala.jpg

Walking the World. (2013). [online]. Last accessed 7 December 2013 at: http://lmashton.com/sri-

lanka-new-earthquake-zoneearthquakes-lanka-no-longer-safe/

WORLD BANK (2013). Documents & Reports, Metro Colombo Urban Development Project :

transforming Colombo into a flood resilient middle income country capital. [online]. Last accessed 14

December 2013 at: http://documents.worldbank.org/curated/en/2013/03/17747359/sri-lanka-

metro-colombo-urban-development-project-transforming-colombo-flood-resilient-middle-income-

country-capital

http://www.zki.dlr.de/system/files/media/filefield/map/medium/DLR_20100525_srilanka_flood_detail_colombo3_medium.jpg

http://www.zki.dlr.de/system/files/media/filefield/map/medium/DLR_20100525_srilanka_flood_detail_colombo3_medium.jpg

http://www.meteo.gov.lk/images/stories/Images/climate%20-%20colombo.png

http://www.mcgill.ca/trauma-globalhealth/sites/mcgill.ca.trauma-globalhealth/files/images/Tsunami_affectd_areas.jpg

http://www.mcgill.ca/trauma-globalhealth/sites/mcgill.ca.trauma-globalhealth/files/images/Tsunami_affectd_areas.jpg

http://4.bp.blogspot.com/-z2r2lDHEzjg/TfUICCD4qhI/AAAAAAAABrM/SpjmUgzV_5U/s1600/old_map_colombo.jpg

http://4.bp.blogspot.com/-z2r2lDHEzjg/TfUICCD4qhI/AAAAAAAABrM/SpjmUgzV_5U/s1600/old_map_colombo.jpg

http://www.uda.lk/pdf/cmc%20regulations.pdf

http://www.uda.lk/images/zonning-colombo/dehiwala.jpg

http://lmashton.com/sri-lanka-new-earthquake-zoneearthquakes-lanka-no-longer-safe/

http://lmashton.com/sri-lanka-new-earthquake-zoneearthquakes-lanka-no-longer-safe/

http://documents.worldbank.org/curated/en/2013/03/17747359/sri-lanka-metro-colombo-urban-development-project-transforming-colombo-flood-resilient-middle-income-country-capital



SECTION B

TASK 3 & TASK4

INTERGRATED PROJECT


TABLE OF CONTENTS

Acknowledgement……………………………………………………………………………..I

List of table…………………………………………………………………………..……….II

List of figure………………………………………………………….……………..…….….II

Introduction…………………………………………………………………………..………01

TASK-03

1. Elementary cost control process for a building construction project……………..……02

2. Calculation of the allowable building costs ………………………….…………..……05

TASK-04

1. Interim valuations in post contract phase and difficulties faced during process ……08

2. Different valuation methods in property development…..……….….……….….……10

3. Life Cycle Cost analysis…………………………………..……….……………..……12

4. Contractor’s project cost control with S-curve …………..……….………………..…14

Conclusion………………………………………………………….……………….….…….16

Reference and Bibliography…………..…………………………….…………….…………17

INTERGRATED PROJECT


LIST OF TABLE

Table 01- Initial budget by elements …………………………………………..….…………03

Table 02- Elemental Cost Analysis of Roof .................................................................…...03

Table 03- Life Cycle Cost analysis of steel cable.............................................................…...13

LIST OF FIGURES

Figure01- Interim valuation of road project …………………………………………………09

Figure 02-Site location…….…………………………………………………………………13

Figure 03- S curve …………………………………………………………………………...14

INTERGRATED PROJECT


INTRODUCTION

Pre contract and post contract cost control are doing a major part in the construction industry

in the present era. The success of a construction project is relying on usage of unique and

easiest tool for control quality, cost, and time.

This assignment includes the above cost control system, property valuation method,

allowable building cost calculation with some examples under the title of project cost control

to give a clear idea about pre contract and post contract studies. Iinformation were collected

form journals, books and research.

INTERGRATED PROJECT


TASK-03.1

Cost control is significant concept has to be done during the construction process, Cost

control is a process where the construction cost is managed through the most effectively

systems and methods with the goal, thus helps to builder without endure while doing the

workout of the project. The main purpose of cost control is to build in minimum conceivable

expenses consistent with the broaden destinations (Otim, Nakacwa and Kyakula 2011).

Elementary cost control

Elementary cost control process is easiest method to control cost at post contract stage. This

can be done by controlling element under major sections of sub structure, super structure,

finishes and services, thus helps to identify each and every elemental cost control without

complexity. Basically these individual elements are estimated by direct and indirect cost.

Labor, material and plant expenses are coming under direct cost and environmental costs,

civilized construction costs, safe construction costs, temporary facility costs, nighttime

construction costs, secondary transportation fees and services are coming under indirect cost

(Ai 2011).

Initial budget cost may affected by price fluctuation, poor supervision and coordination,

improper labor and material management, delays. Further the relationship between cost and

time is an extremely serious matter in the control of cost on construction, so all the works

including materials, plant, and labor should be carefully recorded, thus empowers the

contractor to know the cost of the assets utilized on construction (Otim, Nakacwa and

Kyakula 2011).

Project details (Assumption)

This is a double story housing project now under construction and estimated project duration

is one year and Initial budget cost was Rs. 5,856,000.00. For cost control the Contractor has

selected elementary cost control method.

INTERGRATED PROJECT


Elements Budget (Rs)

Substructure Foundation 425,000

Substructure

Column 423,000

Wall 528,000

Beam & Slab 1,232,000

Stair case 70,000

Roof 967,000

Doors & Windows 430,000

Finishes

Wall finishes 435,000

Floor finishes 322,000

Ceiling finishes 280,000

Services

Water installation 94,000

Electrical installation 230,000

Sanitary and disposal system 230,000

HAVC system 190,000

Total budget 5,856,000.00

Table 01- Initial budget by elements

Now roof part is under construction in this house project and Initial budgeted of roof section

is Rs.967, 000. Following chart illustrate elementary cost controls procedure for roof section.

Cost Analysis for Roof

Budget (Rs) Cost to date

(Rs)

Cost committed

(Rs)

Cost exposure

(Rs)

Over & (under)

(Rs)

material 640,000 310,000 248,000 90,000 8,000

labor 190,000 115,000 37,000 40,000 2,000

Plant 42,000 19,000 11,000 5,000 (7,000)

Supplier 50,000 31,000 11,000 6,000 (2,000)

Over head 45,000 24,000 9,000 7,000 (5,000)

Roof 967,000 (4,000)

Table 02– Elemental Cost Analysis of Roof

According to this analysis, current status of cost forecast is Rs.4000 under the budget of

initial budget of roof, so this is positive result for contractor. Further here contractor must

concern about cost of material with take an immediate action to avoid unwanted expenses and

minimize material wastage and also have to control the labor cost by employ more skilled

labors with efficiency of supervision and management.

INTERGRATED PROJECT


Moreover the contactor cold finish the work with more profitable by applying efficient

management and techniques, thus will help to minimize the cost exposure for the future

works of roof section. Finally by analyzing this method to each and every element the cost of

construction can be controlled without any losses.

INTERGRATED PROJECT


TASK-03.2

Assumptions for this calculations

Gross floor area (15,000m2)

Period of short term finance (48 months).

Rental received

Gross floor area [A] = 15,000m2

(assumption)

Non-lettable floor area percentage [B] = 25%

So, lettable floor area percentage[C] = (100-25) %

= 75%

Lettable floor area [D] = [A] x [C] = 15,000x0.75

= 11,250 m2

Estimated rent [E] = £ 85/m2

Net income per year [F] = [D] x [E] = 11,250 m2x£ 85/m

2

=£ 956,250

Gross development value

Capitalization of rent [G] = 7% (Yield)

Year's Purchase [H] = 100 / Yield = 100/7

= 14.286

Gross Development value (GDV) = £ 956,250x 14.286

[I] = [F] x [H] = £ 13,660,987.50

INTERGRATED PROJECT


Developer’s profit

Developer's profit 17% of GDV = 17% x £ 13,660,987.50

[I] x0.17= [J] = £ 2,322,367.875

Land cost

Short term finance at 15% for 48 months (assumption) = £ 150,000 x 15% x 4

= £ 90,000

The land cost [K] = £ 150,000 +£ 90,000

= £ 240,000

Summary of calculated details

Gross development value (I) = £ 13,660,987.50

Developer’s profit (J) = £ 2,322,367.875

Land cost (K) = £ 240,000

Allowable building cost = £ 13,660,987.50 – (£ 2,322,367.875+ £ 240,000)

[I]- ([J] + [K]) = £ 11,098,619.625

Construction cost

Take ‘X’ is the construction cost and Finance will be required at interest of 15% for 12

months construction period.

Construction cost = X

Professional fees = X x 0.08

Finance = X x 0.15x 1

Allowable building cost = Construction cost + Professional fees + Finance

£ 11,098,619.625 = X+ 0.08 X + 0.1X

1.18 X = £ 11,098,619.625

X = £ 9,405,609.852

INTERGRATED PROJECT


Constructed cost for 1 m2 area = £ 9,405,609.852/ 11,250

= £ 836.054

Advice

According to calculation, allowable building cost is £ 11,098,619.625, construction cost is

£ 9,405,609.852 and construction cost of 1 m2 comes to £ 836.054. Form this allowable

building cost consultant can decide whether this amount is suitable or unsuitable for his

financial background and lifetime profitable amount to invest in this proposed commercial

complex. Further he can reduce or deduct interest of £ 90,000 by buying the land by his own

money.

INTERGRATED PROJECT


TASK-04.1

Interim valuation is one of the significant process comes under interim certifications and

statements, which carrying out in post contract activities preparation by Quantity surveyor,

further its includes sections are of valuing of works complete on site, valuing any materials

or goods manufactured on site or off site which can be include under the terms and contract,

agreeing these amounts between the surveyors of contractor’s and consultant’s, notifying

nominated subcontractors that payments can be expected (Ashworth 2010).

Major sections of valuation is given below

Preliminaries

Measured work

Provisional sums

Day works

Variations

Price fluctuation

Contingencies

Example (Assumption)

Here an Interim payment certification valuation done according to Clause 14.3 and standard

form of contract is (ICTAD/SBD/02) for a road project. An example of valuation is given

below in the (figure 01).

According to this Value of work done table, the payment certificate was done cumulative

calculation and, the valuation month which includes the preliminaries, all measured work.

Further there is no provisional sum and day works of labor, equipment and materials, extra

works, and contingencies didn’t happen in this month and last month.

INTERGRATED PROJECT


Figure 01- Interim valuation of road project

Following are the difficulties faced during the valuation process.

1. Price fluctuation- increases the price of materials caused to increase the initial budget.

2. Delay - work delay affect the cash flow between the contractor and client thus lead to

payment delay.

3. Wrong measurement calculation - re-measurement was applied, thus led to delay in

submission of interim payment certificate.

4. Claims- forget and the unknown of how to make claims led to money losses.

INTERGRATED PROJECT


TASK-04.2

The term cost and the value are different concepts in the property development segment.

Ozdilek (2010) states “Usually, the economic literature defines value in the sense of the

importance and worth of things”, and the “Value is the source of cost and price, and it is not

numerable” and also he said “Cost also has an individual content, which is the idea of pain or

sacrifice or the giving up of something in return for an object”.

There are many types of valuation methods used for many purposes for value the property

and the selection of suitable method rely according to requirement of needs. Following

valuation methods are some famous in property development.

Comparative method

This method is always using to calculate Open market value and particular property value

achieved by comparing similar types of properties. On the other hand, It is must to know the

actual sales prices of the properties that use to compare and must need the sufficient recent

data’s of geographical area property transactions (Padraig Hyde & Sons 2013).

Example - Someone plan to sell his land with land extent of 30 perches. To fine his land

value, according the previous data’s of land in this area. The same land extent has been sold

for $ $ 15,000 and another 63 land sold for $31,000 within 2 months. By these details we can

end up for a reasonable price of $15,000 for this land.

Contractor’s method

This method is commonly used for insurance purpose to value of religious, public building

and non residential building. Property value is equal the cost of erecting the building together

with the cost of the site (Ashworth 1999)

Value of property = (Market value of land +Replacement cost of the building) -Depreciation

= ($ 12,000 +$ 50,000) - $ 8,000

= $ 54,000

INTERGRATED PROJECT


Residual method

This method is mainly used for development or redevelopment to calculate the value

someone may ready to pay for a plot of development land. For example, if a profit might be

achieved on a development this method is frequently of service in calculating (Padraig Hyde

& Sons 2013).

Example-If the estimated sales price for a newly built property is $ 30,000 and the building

costs amount to $ 22,000, the residual value of the site can be calculated at $ 8,000.

If you were a property developer and you bid above the Residual Value of the site at say $

8,000, you would automatically be running at a loss of $ 2,000.

INTERGRATED PROJECT


TASK-04.3

Life-cycle cost (LCC) is the collective cost of a structure throughout its lifetime which

includes initial costs, design and construction cost, operation, maintenance, and demolishing

the structure over the lifetime of the structure. Structure might not be economical design

when utilities and maintenance costs are high than initial cost, further from an Economic

viewpoint minimizing the total life-cycle cost of structures is major objective (Sarma and

Adeli 2002).

Example

Here I explained LCC analysis of steel structure, to minimize the life-cycle cost the steel

structure sections should be lowest cost, lightest, minimum total perimeter length, and

minimum number of different types with commercially available.

The life-cycle cost equation of steel structure can be defined as follow

The life-cycle cost of steel structure include of seven cost of initial, annual maintenance,

inspection, repair, operating, probable failure, and dismantling costs.

[i] - Discount or inflation rate of money

[l]- Actual costs in the year by components

[yn1, yn2, yn3, yn4, yn5, yn6] - Years of associated costs

The equation

] represent the cost into its present value discounted by the discount rate

of i for the period.

INTERGRATED PROJECT


The discount rate [i] depends on interest rate and currency depreciation, so in this calculation

I consider no value for discount rate.

The analysis of life cycle cost of a steel cable section in Cable stayed Bridge with considers

no value to discount with assumption of each cost. This is a suspension cable made of nearly

10,000 steel wires with mo efficient protection system and particular cables have life spans

up to 150 years and after that it will be weaken (KILGANNON 2008).

year Cost ($) in cumulative

maintenance inspection repair operating failure dismantling Initial LCC

1 300 180 50 30 - - 10,000 10560

2 610 380 120 65 - - 10,000 11175

3 312 540 180 105 - - 10,000 11137

4 315 720 235 148 - - 10,000 11418

5 320 900 301 194 - - 10,000 11715

Table 03– Life-cycle cost analysis of steel cable

According to this analysis, LCC is $11,715 in end of five years and it can be clearly seen

almost one fifth of the initial cost is observed by the other functions cost, which is $1715.

This is a cable bridge so life time of the bridge is normally 100 years, but in 50 years the

LCC will same of initial cost, further the life time of the cable is 150 years, so in 150 years

the total (LCC) will be three times of the initial cost excluding with the dismantling costs. To

minimize the cost the maintenance, inspection, repair, operating should be done in efficient

method and management.

INTERGRATED PROJECT


TASK-04.4

The S-curve is important tool which used in post contract stage to contractor’s cost control,

working process control and also maintain cash flow. It is important to know the contractor

about budget actual and expenditure during the construction process which is helpful to cost

efficiency of the works and also help to manage his cost with efficient work in future

construction within the allocated budget. S-curve is given below depicts the budget actual and

expenditure.

Figure 02- S curve

It can be clearly seen, actual expenditure is increased little bit in the (t) time period. This is

indicates the work cost is higher than the budget cost, thus may effect in the cash flow

process. This increase may happen by fast working process or over expenses of works or

price fluctuation or variation, so there should be more attention in efficiency of working

methods and price fluctuation by the contractor. If the variation and price fluctuation

happened until the (t) time period, the contractor have the rights to clime those additional

money of actual expenditure.

INTERGRATED PROJECT


Then actual expenditure continued to decreased by certain amount and finally end up with

under run and delay. This might be due to delay or efficient labor material and cost

management after the (t) time period until the end of project; on the other hand there is a

chance to poor quality and workmen ship. May be some time due to the delay the contractor

may suffer for financial problem, and might face the money lose for delay punishment, so the

contractor must be careful with those matter.

INTERGRATED PROJECT


CONCLUSION

Finally I explained about pre contract and post contract process of elementary cost control

systems, interim valuation, property valuation methods, life cycle cost analysis and S-curve

with some relevant examples and assumptions. Most of those functions are related with the

construction projects and mostly used techniques and tools, thus helps to identify problems

and needs to finish the project with economically. I got enough knowledge about those

sections by this assignment with the read of more books and journals.

INTERGRATED PROJECT



AI, Xue (2011). Analysis and countermeasures of project cost control in construction enterprises. In:

E -Business and E -Government (ICEE), 2011 International Conference on, 6-8 May 2011. , 1-4.

ANON (2013). Cost Control, Monitoring and Accounting. [online]. Last accessed 12 December 2013

at: http://pmbook.ce.cmu.edu/12_Cost_Control,_Monitoring,_and_Accounting.html

ANON (no date). The Concept of Property Valuation. [online]. Last accessed 14 December 2013 at:

http://www.palgrave.com/PDFs/0333921143.pdf

ASHWORTH, Allan (1999). Cost Studies of Buildings. 3 ed., Longman.

ASHWORTH, Allan (2010). Cost Studies of Buildings. 5 ed., Pearson Education.

KILGANNON, COREY (2008). Aging a Cable to Extend a Bridge’s Life. [online]. 22 December, Article

from The New York Times last accessed 20 December 2013 at:

http://cityroom.blogs.nytimes.com/2008/12/22/aging-a-cable-to-extend-a-bridges-lfe/?_r=0

OTIM, George, NAKACWA, Fiona and KYAKULA, Michael (2011). Cost Control Techniques Used On

Building Construction Sites in Uganda. [online]. Last accessed 12 December 2013 at:

http://news.mak.ac.ug/documents/Makfiles/aet2011/Otim-2.pdf

OZDILEK, Ünsal (2010). On Price, Cost, and Value. Appraisal Journal, 78 (1), 70-80.

PADRAIG HYDE & SONS (2013). Valuation Methods. [online]. Last accessed 16 December 2013 at:

http://www.hydeproperty.com/property-articles/30-valuation-methods

SARMA, Kamal and ADELI, Hojjat (2002). Life-cycle cost optimization of steel structures. International

Journal for Numerical Methods in Engineering, 1451–1462.

UNDERWOOD, Jason and ALSHAWI, Mustafa (1999). GENERATING PROJECT ESTIMATES AND

MONTHLY INTERIM VALUATION CERTIFICATES WITHIN AN INTEGRATED CONSTRUCTION

ENVIRONMENT. Civil Engineering and Environmental Systems, 5 (4), 275-304.

http://pmbook.ce.cmu.edu/12_Cost_Control,_Monitoring,_and_Accounting.html

http://www.palgrave.com/PDFs/0333921143.pdf

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http://news.mak.ac.ug/documents/Makfiles/aet2011/Otim-2.pdf

http://www.hydeproperty.com/property-articles/30-valuation-methods

INTERGRATED PROJECT


Integrated Project - Report

Documents

Transcript of Integrated Project - Report