Assignment

Architecture Coordination 651

Title: Assignment 1b Documentation Report to Client

Name: Student Number: Unit Name: Email Address: Date Submitted: Word Count: URL (if applicable):

Lu Seng Kiat 15416139 Architecture Coordination 651

sengkiat.lu@postgrad.curtin.edu.au

1 / 05 / 2012 [ /]

Curtin University of Technology

By submitting this assignment, I declare that I have retained a suitable copy of this assignment, have not previously submitted this work for assessment and have ensured that it complies with university and school regulations, especially concerning plagiarism and copyright.

______________LU SENG KIAT_____________

(01/05/2012)

Vanguard Architecture
T: 0413312345 E: v_architecture@gmail.com 25 April 2012 Mr. Peter Griffin Curtin University Heyman Road BENTLEY WA 6102

Re: Proposed Visitors Information Point and Toilet Facilities, City Beach, Cambridge Town We appreciate your comments on the previous Sketch Design report. Presently, we have proceeded to Design Development Phase to revise the preliminary drawings and cost estimation for construction documentation. This report consists of the following items: Design Development Evaluation of Construction Issues Evaluation of Cost Estimates Evaluation of Contractual Issues Meeting Minutes Cost Estimates Sheet Documentation Drawings Schedule of Materials ( Appendix A ) ( Appendix B ) ( Appendix C ) ( Appendix D)

The initial estimation indicates $ 107,190.60 inclusive of 10% GST. Please note that the costing provided by QS is produced based on the preliminary sketch design drawings and the progression in design detail will contribute to variations in revised cost in documentation. Vanguard Architecture has suggested 2 options for procurement design and construct (Develop and Construct) and Novation as faster alternative to Traditional Design-Bid-Construct.

Please do not hesitate to contact me if you have any queries.

Kind Regards,

.. Seng Kiat, Lu Project Architect 25 April 2012

Visitors Information Point and Toilet Facilities City Beach, Cambridge Town DESIGN DOCUMENTATION REPORT to Client

Prepared by:

Vanguard Architecture
10 Telfer PL KENWICK 6107 WA 30/ 04 / 2012

1.0

DESIGN DEVELOPMENT

The design has proceeded without major alterations as approved by the client. One of the changes would be the introduction of concrete floor panel with cement screed in the handicap toilet replacing the perforated steel floor panel. Considering the area would be constantly wet and location of dry compost tank below, the architect reckons it would be plausible to have an opaque solid undercover. This amendment will be highlighted in the revised cost estimate.

As approved, the finishes for the external walls will be CORTEN steel sheet cladding and frameless glass panel. The interior will consist of plywood sheet cladding as well as the underside of the roof structure.

There are slight adjustment on the structural grids while retaining the same total length of 11.7m and reducing the Grid A and B interval by 60mm making the verandah 1200mm instead of 1260mm. This allows slight longer overhang and better shading. Another reduction of dimension would be in the entrance grid from 2300mm to 2000mm, resulting in repeating 2000mm grid from Grid 5 to Grid 2 (Refer Appendix C-1).

The openness of the structure is still retained without doors at main entry and exit for cross ventilation. This also expresses architectural characteristic as being a transient zone. Schedule of proprietary items are included in this report as Appendix D.

2.0
I.

EVALUATION OF CONSTRUCTION ISSUES

SITE PREPARATION

The first prototype is to be located in City Beach, Cambridge Town. Due to its nature as public space, the access to the site is to be avoided during weekend peak hour. During the construction, temporary site sanction fence will be installed for public safety to meet the Occupational Health and Safety (OH+S) protocols. This matter falls under the responsibility of the builders and any tasks carried out are in coherent to OH+S.

Site is essentially prepared before the arrival of the whole unit. During site clearing and groundwork, a Bobcat needs to be hired as well as skilled operator. Due to the scale of the project, one Bobcat is sufficient to perform the groundwork and compact enough to manoeuvre on National Park without significant destruction of local vegetation. Both have been included in estimation except for the transportation of the machinery. Additional to that, truck mounted crane is required to lift the whole structure into the site and welded to the constructed steel column bolted to concrete footing.

Site preparation time span is significantly reduced as the building is prefabricated. This is possible as long as the issue of logistic is handled delicately.

II.

TRANSPORTATION The structure total width and length (including roof eaves) measure to approximately 5.50 meters and 11.7 meters whereas the total height peak of roof pitch is 3.45 meters with 3 degree pitch. Thus, the transportation would require at least one escort, which incurs extra costs. However, we still recommend the whole unit to be fabricated off site in Perth as any construction faults can be easily overseen by specialists on site. The finished unit, installed with plumbing and electrical wirings, will be transported to designated site The supporting steel columns needs to be fabricated in warehouse too and to be erected on concrete footing on site. As the site for each information point might differ, additional length in relation to geotechnical data provided is allowed for more accurate final adjustment on site. In relation to that, the entry adjoining ramp steel members will be transported to be erected on site.

The support deck for 3000 litre water tank and concrete base for Ecosan waterless compost tank are planned to be constructed on site. The plumbing from water tank to basin is following the same method.

III.

CONSTRUCTION The building design aims for simplicity and structural clarity by utilising straightforward prefabricated steel framed structure. As discussed in Sketch Design report, the construction method revolves around environmental friendly especially most designated sites are national

parks. Being prefabricated prototype, dimensions can be adjusted accordingly and reproduced to suit different sites.

IV.

MATERIALS
From the sketch design report, steel is selected as the main structural component for its light weight, transportability, durability and strength in cyclonic and other harsh environment. In the case of City Beach, the members are galvanised to resist salty environment.

(a) FLOOR 100 x 100mm structural steel columns and I section beams will support the concrete floor panel for toilet , perforated steel panel for display areas and composite timber planks for veranda. The concrete slab replaced the previous suggested perforated steel floor as it is suggested to be a better option for wet area and isolating toilet from the compost tank below.

(b) WALLS The walls consist of 100mm x 100mm structural square hollow steel columns and beams, wall studs, noggings. Joint weld for the SHS sections frame and bolting for steel plate will be sonar tested to ensure required workmanship due to constant high wind load. These steel components will be galvanised due to salty environment. The cladding for exterior wall is selected to be CORTEN steel sheeting for its durability and aesthetic reason. The sheeting is screw fixed to L angular bracket and the joint needs to silicon sealed. Furthermore, southern, eastern and western external faces of toilets wall will differ from the display area using corrugated CORTEN steel cladding, installed with similar method. The interior of the structure is cladded with plywood sheeting.

(c) ROOF Colorbond Dune steel roof is used for the roof at a 3 degree pitch. The sheet rests on 75mmx 100mm C channel purlins with intervals of 1000mm, supported by 150mm deep I Steel Beam chamfered at the front end. The underside of the roof structure is cladded with treated plywood sheet screwed to purlins. Consideration is taken to use cyclonic clips at roof and wall intersections, especially if the structure is located in the northern region of WA.

3.0

EVALUATION OF COST ESTIMATES

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Preliminary cost estimates has been provided by Cameron Johnson, CJ Cost Control Pty. Ltd on 15
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April 2012. The calculation is based on the sketch design drawings issued on 20 March 2012. The report (Appendix B) indicates the project cost of work amounted $107,190.60 inclusive of 10% GST.

Referring to the cost sheet, it should be noted that the estimation doesnt take in account of the factors below: Material price inflation Closure of public driveway and parking area Geotechnical Survey Replanting of sand dune vegetation Additional Display stands and furnitures It is important to note that the drawings have been revised based on clients comment and specialists consultation. The amendments are minor and the allowed 10% contingencies fund is prepared to keep the project within budget as the estimation is done when some of the finishes and construction issue are yet to be finalised.

The amendments include: The changing of perforated metal floor panel for the toilet to precast concrete floor with cement screed as it is more suitable for sanitary area. The adjustment of grid is done to have more standard structural dimensions, reducing to total width from 5.57m to 5.50m. Brand and dimension for photovoltaic cells has been finalised Light fixtures for the information point is included Detailing for wall and floor systems has been updated. Reduction in entry timber deck and ramps The brand and size of water tank has been finalised Additional steel wire rope at railing These amendments are mainly for more effective communication for construction and dont increase cost significantly. However, the total cost will only increase through the introduction on concrete slab for toilet due to its market price and transportability.

4.0 I.

EVALUATION OF CONTRACTUAL ISSUES PROCURMENT STRATEGIES I DESIGN AND CONSTRUCT

Since the project initiated by the appointment of Vanguard Architect as design team, I would suggest the procurement in the variant form of design and construct, develop and construct. The simplicity in design and construction for the information point enables the costing and specification to reach certain level of fixation based on developed estimates and detailing during documentation. You can nominate a competent builder based on past performance or architects consultation after the design team has prepared the preliminary design and documentation. The builder will develop and produce detailing based on the design documentation and proceed to build the information point. This method reduces the risk of client and design team as the builder will be liable to construction error and variation unless the cost implication is based on clients decision. We, as the architect, will no longer act as agent to expedite the builders program, but as an independent referee in quality and performance evaluation.

Compared to traditional design-bid-build, this offers solution to fast tracked project, applicable to this small scale prefabricated design. However, you might lose control on program and quality during the construction, which there is risk in unsatisfactory built product. There will be escalation in price due to inflation or construction errors, particularly the information is going to be constructed in various sites over different point of time. Design and construct will channel the risk to builder, bringing more certainty in prices. Thus it is crucial for the specification and construction performance to be accurately and clearly documented in tender so design quality is not compromised in exchange of time and economic reason.

II.

PROCURMENT STRATEGIES II NOVATION ( Recommended )

Alternatively, we can opt for novation method, particularly common in WA. Similarly to design and construct, novation initiates with the client engaging a builder. But instead of the builder appointing a design consultant for documentation, the design team is novated to the builder. It means we will be discharged from our duty to you and professional indemnity during the design stage, which can result in contract termination fee on your side. However, the same design team can remain as a consultant to builder, not the owner. Higher risk during construction is still bore by the builder, instead of the client. With the same design team in the process, the quality and the final outcome can be easier controlled through direct consultation to the builder.

Similarly to the above, the tender document and novation contract shall define clear and accurate specification of performance criteria and quality as the builder has the right to implement changes as he sees fits. Such effort is key in retaining your right to monitor and comment, yet not responsible for design. This approach is plausible due to the compact scale and simplicity of design which cost (lump sum) and program can be more easily determined.

As we have reached a stage of legal clarity where 40 % of overall process (in term of drawings and specification requirements), we are basically ready to proceed to novation. Tendering list can be restricted only to short-listed builders who are qualified, so you can obtain competent tenderers with better bid. The reason this procurement can be faster is because the further detailing of building can be implemented simultaneously with groundwork though the drawings might be incomplete.

Both of the strategies above are suggested based on the reduction of risk on your side and present a faster process compared to traditional method. Quality is crucial in this project due to its nature as a public building and reputation factor for Vanguard Architecture and you. Thus, by using one of these strategies would meet the time limit and the degree of control to the final design. I would suggest you engage a project architect during post novation to administer the contract.

III.

CONTRACT SELECTION

For a small scale project, ABIC SW 2008 is recommended to establishing contract because it is suitable for simple work non housing work. Being a lump sum contract, the cost of works can be more easily defined for the small visitors information point. Although not as comprehensive ABIC-MW, It is sufficient to cover the standard clauses in this information point construction. The contract can be either If you choose to proceed with traditional procurement, we as architect will administer the contract. Otherwise, the builder or an appointed project manager (architect) by your party will administer the contract on behalf of you in the case of novation.

There is alternative in administer the contract yourself through ABP-1, a lump sum fixed contract with the builder. The direct relationship presents streamlined communication relationship. However, it comes with higher risk but you appoint a construction manager to implement the task. Contract for Design and Construct AS 4902-2000 also includes the clause for novation where the substitution of contract between client and architect with contract between builder and architect with the similar original contract terms. Vanguard architecture will still be liable to design fault even if its not administered by us. Thus any changes in scope of work pre and post novation should be done with our consent as architect. It is important for the designer to add clause to have moral waiver due to the vagueness of intellectual property during novation as well as the delay caused by builder concerning design fault.

APPENDIX A-01

VANGUARD ARCHITECTURE
T: 0413312345 E: v_architecture@gmail.com VISITORS INFORMATION POINT AND TOILET FACILTIES CITY BEACH, CAMBRIDGE TOWN M0312

PROJECT: SITE ADDRESS: PROJECT NUMBER:

MEETING: 1 DATE: 09 MARCH 2012 TIME: 8.00AM 9.00AM VENUE: BUILDING 204 CURTIN UNIVERSITY

ATTENDANCE: SENG KIAT, LU

(VA)

CAMERON JOHNSON (CM)

ITEM 1.0 1.1

DESCRIPTION ARCHITECTURAL MATTERS Sketch Design Presentation VA presented preliminary design in 3D model and sketch plans, elevations and sections Building Location VA to review the orientation of the building adjusting the longitudinal to the beach Preliminary Drawings VA to provide architectural drawings ( Plan, section, elevation ) for costing Materials and Finishes VA to specify the final finishes on wall and floor for toilet VA to remove the vertical louvers in sketch design to be replaced with Corten wall cladding for the exterior and treated plywood for the interior. Underneath of roof structure is to be cladded with timber panels , to be specified in drawings once approved by client

ACTION

INFO

1.2

VA

1.3

VA

1.4

VA

VA

VA

1.5

Project Information Distribution VA will distribute the 3D images to client for approval and confirm the final design with CM

VA

2.0 2.1

CONSTRUCTION ISSUES Cost Estimation CM will prepare cost estimation for the generic construction system cost Coatings and paint CM will recommend suitable coating and painting for steel structure members to be durable in beach side Structural Matters CM advised on reinforced concrete footing type for the building to be resistant to cyclone threat CM recommended color bond steel roof for better performance CM

2.2

CM

2.3

CM

INFO

Meeting is adjourned at 9.00 am. The next meeting is agreed to be held on the 16 March 2012 at 8.00am at building 204, Curtin University.
th

APPENDIX A-01

VANGUARD ARCHITECTURE
T: 0413312345 E: v_architecture@gmail.com VISITORS INFORMATION POINT AND TOILET FACILTIES CITY BEACH, CAMBRIDGE TOWN M0312

PROJECT: SITE ADDRESS: PROJECT NUMBER:

MEETING: 2 DATE: 16 MARCH 2012 TIME: 8.00AM 9.00AM VENUE: BUILDING 204 CURTIN UNIVERSITY

ATTENDANCE: SENG KIAT, LU

(VA)

CAMERON JOHNSON (CM)

Minutes of meeting no.1 is read and confirmed with no amendments by VA and CM ITEM 1.0 1.1 DESCRIPTION ARCHITECTURAL MATTERS Amendment on Design VA revised the plan design and provided final sketch design VA provided site plan showing site access and new orientation VA changed the floor of toilet to perforated panels from timber deck Water tank location to be raised higher on steel rack 1.2 Architectural Drawings VA to prepare approved schematic working drawing to rd CM with dimension annotations for costing by 23 March 2012 Information Circulation VA agreed to email any feedback from client to all consultants ACTION

INFO

INFO

INFO

VA

VA

1.3

VA

2.0 2.1

CONSTRUCTION ISSUES Costing CM reviewed the initial design and prepared a budget sheet for construction.

INFO

CM will prepare the cost estimation sheet for VA and

CM

client to be reviewed and approved by week 4

2.2

Transportation and construction CM agreed the structure will be constructed offsite and lifted to on site stilts. Adjoining ramps are discussed to be erected on site.

INFO

INFO CM

2.3

Electrical and services CM to recommend the supplier of dry toilet system and solar panels with priority for the most economic type

Meeting is adjourned at 9.00 am. There will be no more meeting until further notification

APPENDIX A-01

VANGUARD ARCHITECTURE
T: 0413312345 E: v_architecture@gmail.com VISITORS INFORMATION POINT AND TOILET FACILTIES CITY BEACH, CAMBRIDGE TOWN M0312

PROJECT: SITE ADDRESS: PROJECT NUMBER:

MEETING: 2 DATE: 27
th

ATTENDANCE: SENG KIAT, LU

(VA)

APRIL 2012

CAMERON JOHNSON (CM)

TIME: 10.00AM 10.30AM VENUE: BUILDING 201 CURTIN UNIVERSITY Minutes of meeting no.2 is read and confirmed with no amendments by VA and CM ITEM 1.0 1.1 DESCRIPTION ARCHITECTURAL MATTERS Amendment on Design VA revised sketch design and provided more detailed section VA changed the floor of toilet to perforated panels from concrete panel Water tank and sanitary specified Shifting of grid lines to repeating 2m Reduction dimension of verandah and entry timber deck Handicap Toilet is changed to conform AS 1428 1.2 Architectural Drawings VA to prepare detailed working drawing with rd dimension annotations for costing by 25 April 2012 VA to prepare schedule of finishes and specify proprietary items 1.3 Information Circulation VA agreed to email any feedback from client to all consultants ACTION

INFO

INFO

INFO INFO INFO

INFO

VA

VA

2.0 2.1

CONSTRUCTION ISSUES Costing CM reviewed the initial design and prepared a budget sheet for construction

INFO

CM to amend the costing according to the revised toilet floor and reduction of deck.

CM

Meeting is adjourned at 10.30am. There will be no more meeting until further notification