PP19040/06/2016 (034532) PP19040/06/2016 AND COST MEASUREMENTS INTEGRATED DEVELOPMENT INTEGRATED STANDARD FORM CONTRACTS FORM CONTRACTS STANDARD OCTOBER/DECEMBER 2017 | ISSUE 9 & 10 | RM25 OCTOBER/DECEMBER FIRST LOOK AT CONLAY STATION STATION CONLAY FIRST LOOK AT KL–SG HIGH SPEED RAIL STATIONS CONSTRUCTION: THE YEAR IN REVIEW RAISING STANDARDS
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@CPlusAsia FOREWORD
Locally rated Green buildings in Malaysia have a history dating back to 2009, with the introduction of the Green Building Index (GBI) rating tool. Since then, there is now 190 million square feet of GBI-registered Green building space in Malaysia.
The construction, occupation and operation of buildings impact the environment, directly and indirectly, from the the resources it consumes to the waste it produces. Hence, standards have long existed for the guidelines of health and safety issues for both occupants and the process related to the planning and construction of a building.
The current need for Green buildings has prompted revisions and updates to the current crop of building standards to include more sustainable elements aimed at mitigating the impact of buildings on the natural environment and to improve the minimal standards required for the health and wellbeing of building occupants.
Notably, the MS1525 code of practice for energy efficiency and renewable energy for commercial buildings has been around since 2001 and is currently in its third revision (released in 2014). Sections of the code that deal with the thermal design of building façade, roof and energy management systems have now become law under clause 38A of the uniform building by-law revision in 2012.
As we progress and make Green buildings a priority to reduce the impact of buildings on the environment and achieve sustainability goals, more reference standards, product ratings and certification programmes will be emphasised on, developed and adopted by the government and the building industry.
There are also various Green building rating programmes now in use in Malaysia, and they vary in their approaches. As a result, it can be challenging and time consuming determining which standards, certifications and rating programmes are most credible. The need of convergence and standardisation is imperative to streamline the understanding of what is Green, what is the Green goal, and what is required to be Green for our built environment.
I would like to express my gratitude to Construction+ for the continuous support towards Malaysia Green Building Confederation in cultivating awareness of sustainability in the local Green building industry. I also personally hope that people out there, especially the readers of Construction+, will be supportive towards a Green and sustainable built environment for a better future.
Ir Ahmad Izdihar Supaat President of Malaysia Green Building Confederation
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Monier_7.inddMonier_V1.indd 1 1 14/06/201708/06/2017 10:06 2:27 PM EDITOR’S LETTER
Dear readers,
They say the biggest cause of disputes is when communication is lacking, unclear or incorrectly interpreted— two parties saying the same thing but each meaning something entirely different. For construction projects, especially on a global level, that can be disastrous.
In this issue, we look at two new initiatives aimed at bridging the gap and building the construction industry, both locally and internationally.
Firstly, the homegrown standard form contracts suite by the Kuala Lumpur Regional Centre for Arbitration (KLCRA) was designed to encourage communication and enhance the working relationship among all parties involved in construction projects to ensure work continuity even if there are disputes. Datuk Sundra Rajoo shares the salient points and issues addressed in the new standard contracts (page 12).
We also get a behind-the-scenes look at the recently launched International Construction Measurement Standard (page 18) in an exclusive interview with Standard Setting Committee Chairman Dr Ong See Lian (page 28). He highlights the importance of speaking the same language when it comes to comparing construction costs across borders, a global challenge that requires a global solution.
Malaysia Green Building Confederation’s Ahmad Izdihar Supaar and Dr Zalina Shari also discuss the need for convergence in Green rating tools and for better understanding and definition of what a true Green building really is.
We cover a variety of ‘non-standard’ projects, from a rustic community library and a futuristic capsule hotel to two of the newest co-working offices in town that bring the glam and cool into the everyday work week. Be sure to take a sneak peek at the upcoming Conlay Station integrated development in Kuala Lumpur.
Over here at Construction+ Malaysia, we always aim for higher standards in what we offer our readers. So please send all constructive feedback to [email protected]. We look forward to hearing from you!
Joanna Sze Senior Editor
5 5 News & Events 22 UEM Sunrise launches Arcoris Plaza 23 Bangunan Saftea Ground-Breaking Foreword 24 Tackling cross-border 3 Ir Ahmad Izdihar Supaat real estate transactions President of Malaysia Green 25 Strategic partnership for Building Confederation Wanda Realm Resort Langkawi Central I-City joins Malaysia Retail Chain Association 26 REKA Interior Exhibition 2017 MBAM OneBuild
Commentaries 8 How Green is your Green building? 12 Setting the standard for construction contracts 18 Comparing apples to apples In Design 62 Conlay Station 66 SQWhere 70 Pavilion Interiors 72 Ridgefield 42 Little Giraffe Book Club Residences 46 Somerset Medini 48 Riccarton Capsule Hotel 52 Colony @ KLCC 56 CO3 Social Office
In The Spotlight 28 Dr Ong See Lian ICMS 32 Jeffery Cheah ZONE Architect
Student Features 76 Elephant Sanctuary Projects 80 Arch for the Homeless 36 BSP21 40 Seri Mutiara Apartment MALAYSIAN CONSTRUCTION INDUSTRY IN REVIEW Despite a challenging 2017, the construction industry experienced steady growth, supported by ongoing infrastructure projects. The private sector and local contractors continued to propel construction activity in the country. Even with a sluggish property market, more residential projects commenced this year.
GDP GROWTH PROJECTS AWARDED BY TYPE JAN–SEPT 8,000 2013 2014 2015 2016 2017* 7,000 6,000 National GDP (%) 4.7 6.0 5.0 4.2 5.9 5,000 4,000 Construction GDP (%) 10.6 11.7 8.2 7.4 7.0 3,000 2,000 Note: Based on Constant 2010 Prices * Compared with corresponding 2016 period 1,000 % 0 12 2015 2016 1H2017 Infrastructure Social Amenities Non Residential Residential
10
8 NEW CONSTRUCTION WORKS
Project Value 6 RM ’billion 250
4 200
150 2 100
50 0 0 2013 2014 2015 2016 2017 2015 2016 2017* 2018*
Construction GDP National GDP * Projected data
1H2017 PROJECTS BY 1H2017 PROJECTS BY PUBLIC VS PRIVATE SECTORS LOCAL VS FOREIGN CONTRACTORS
2.3%
22.9%
97.7% 77.1%
Public Foreign Private Local
8 2017 TOTAL CONSTRUCTION STARTS ACCORDING TO SECTOR with growth percentage between Jan–Dec 2017* and Jan–Dec 2016
12% 4% RETAIL & INDUSTRIAL HOSPITALITY -32% -10%
6% OFFICE 32% CIVIL -33% -10%
TOTAL PROJECT STARTS RM168.6 billion 2% EDUCATION -6%
6% 38% % Construction starts COMMUNITY RESIDENTIAL % Growth +29% +12% * Oct-Dec 2017 figures based on forecasted data
Sources: Bank Negara Malaysia; Construction Industry Development Board; BCI Forecaster October 2017–December 2017
9 COMMENTARY
The local construction sector performed credibly in a challenging year
LOOKING BACK,
BUILDINGMOVING A WORLD-CLASS FORWARD:CONSTRUCTION INDUSTRY
BY DATUK IR AHMAD ‘ASRI ABDUL HAMID
10 Under the 11th Malaysia Plan (2016–2020), the construction industry is expected to expand by 10.3 per cent per annum throughout the Plan period.
The Malaysian construction industry is one of THE YEAR AHEAD the key sectors of the country. The industry We welcome the Prime Minister’s Budget serves as a catalyst for the development of 120 2018 announcement, which will boost the industries and has consistently outperformed construction industry and is expected to the national gross domestic product (GDP) sustain growth at a rate of 7.5 per cent. The since 2012. allocation of RM2.2 billion for public housing projects such as 1Malaysia People’s Housing In fact, the industry had achieved an astounding Programme (PR1MA), in addition to major growth rate of 11.1 per cent throughout the InfraRakyat projects, such as the Mass Rapid period under the 10th Malaysia Plan, from Transit Line 3, Pan Borneo Highway and East 2011–2015, surpassing the performance of Coast Rail Link, will spur the construction DATUK IR AHMAD ’ASRI ABDUL HAMID all other economic sectors in the country. In industry, which in turn contributes towards the Datuk Ahmad ’Asri was appointed chief 2012, the construction industry registered a country’s economic growth. executive of the Construction Industry historical 18.1 per cent growth, as compared Development Board (CIDB) Malaysia on to the national GDP growth of 5.5 per cent. In particular, we commend the government’s 1 March 2016. move to make it mandatory for all private This growth trend continued right up to 2016, projects to use industrialised building systems He was formerly senior general manager when the industry grew by 7.4 per cent, once (IBS) for projects valued at RM50 million or more of CIDB’s Management Sector and has 16 again outperforming the overall national GDP in three years’ time, which is also one of the key years of experience in the organisation in growth of 4.2 per cent. perfomance indicators under the Construction various capacities, including heading the Industry Transformation Programme’s (CITP) Levy Division, Business and Corporate Under the 11th Malaysia Plan (2016–2020), the Productivity strategic thrust. In this area, the Division, and the Development Sector. construction industry is expected to expand by government has announced an allocation of 10.3 per cent per annum throughout the Plan RM2.5 billion over the period of two years in Ahmad ’Asri has been in public service period. rebuilding schools through the IBS method. for more than 32 years, including as a mechanical engineer in the Public Works THE YEAR IN REVIEW Other interesting measures to note are: Department for 13 years. He also served as Despite challenging economic conditions in • RM1 billion allocated for five main the president for the Professional Services 2017, the construction industry in Malaysia has corridors, while the government develops Development Corporation (PSDC) for been performing credibly. In fact, in the third the South Perak Region and Bukit Kayu three years, where he was responsible for quarter of 2017, the value of work done by the Hitam duty-free zone, construction of developing the capability and capacity of the construction sector registered a 8.1 per cent port and industrial park in Tok Bali, Kelantan, professional services sector in facing with growth year-on-year to record RM34.5 billion, and access road to Baleh Dam, Sarawak; the challenges of liberalisation. according to the Department of Statistics, • RM95 million to upgrade and construct Malaysia. jetties, as well as dredge river estuaries; and • RM83.5 million to construct infrastructure for This was driven by positive growth in all sub-sectors, the first phase of the Digital Free Trade Zone namely civil engineering (18.0 per cent), special in Aeropolis, KLIA. trades activities (10.5 per cent), non-residential buildings (2.8 per cent), and residential buildings Next year, 2018, will certainly be an exciting (1.6 per cent). year for the construction industry that, we at CIDB, look forward to. With the third year In terms of contributions, the civil engineering of CITP implementation commencing, we sub-sector continues to dominate with a 38.1 will be ramping up on the implementation per cent share, followed by non-residential buildings of the transformative initiatives to propel the (29.2 per cent), residential buildings (28.2 industry to be a modern, high quality and safe, per cent) and special trades activities (4.5 per cent). productive and sustainable sector by 2020.
11 COMMENTARY
The national transformation programme sets out to develop a internationally competitive construction industry Image by CITP.my
• Productivity; and on par with globally competitive players. CONSTRUCTION • Internationalisation. INDUSTRY The CITP has identified these key issues Launched in 2015, the CITP is a national and challenges as Cases for Change, with TRANSFORMATION transformation programme that sets relevant initiatives put in place via the four PROGRAMME strategic outcomes and milestones to strategic thrusts to address them (as laid develop Malaysia’s construction sector out in Table 1). To ensure that Malaysia’s construction into a world-class industry that is able to industry’s growth is sustained for the compete locally as well as internationally. To ensure the construction industry transforms long run, we recognise that it is important More than 150 industry stakeholders were as envisioned in the CITP, it is imperative for to transform the construction industry to be involved in the development of the CITP, the public and private sector to work hand- a modern, highly productive and sustainable and implementation is driven by CIDB in-hand on the outlined initiatives. sector. through the leadership of the Ministry of Works. This is where coordination and strong In view of that, the Construction Industry buy-in across all stakeholders are Transformation Programme (CITP) 2016–2020 There are a number of issues and necessary. Collaboration is a key enabler was introduced to guide the transformation challenges that need to be addressed to during the development of the CITP and of the industry through four strategic thrusts, truly transform the construction industry will continue to be as an integral part in its namely: towards becoming one that is highly implementation. Only by doing so can we • Quality, Safety and Professionalism; productive, environmentally sustainable, achieve a complete transformation of the • Environmental Sustainability; prioritises safety and quality standards, and industry by 2020.
12 KEY OUTCOMES NOTABLE ACHIEVEMENTS CASES FOR CHANGE & INITIATIVES as of June 2017
1. QUALITY, SAFETY AND PROFESSIONALISM
• Lack of adequate emphasis on quality Key Outcomes: • Quality: 63% of 449 projects assessment and assurance • More than 50% of public projects assessed achieved a QLASSIC • Poor conditions on worksite, including exceed acceptable Quality Assessment score of 70% workers’ amenities and safety and System in Construction (QLASSIC) score • Safety: 824 safety and health health standards • More than 50% reduction in worksite officers and 1,350 site safety • Complex regulatory framework, fatalities supervisors trained processes and procedures, which lead • Achieve improvement by 5 percentage • Professionalism: 43 facility to delays in permits and approvals points in the World Bank’s Ease of management contractors registered • Room to enhance public perception Doing Business indicator for dealing under F01 and F02 of the industry and awareness of with construction permits initiatives to improve the image of the industry Initiatives: • Increase emphasis on quality and implement quality assessments • Improve workplace safety and workers’ amenities • Improve ease of doing business by addressing regulatory constraints • Promote and raise awareness of CITP initiatives • Enhance integrity and increase governance
2. ENVIRONMENTAL SUSTAINABILITY
• Lack of sustainability-rated construction; Key Outcomes: • Sustainable Infrastructure Rating buildings and infrastructure not totally • 100% of large infrastructure and Tool: 2 infrastructure pilot projects resilient to natural calamities building projects to exceed sustainability have been assessed using the Civil • High carbon emissions and energy requirements Engineering Environmental Quality usage of buildings • 4 metric tons of CO2 reduction per annum Assessment and Award Scheme • High volume of construction and (CEEQUAL) to test the viability of demolition waste dumping Initiatives: CEEQUAL in Malaysia • Drive innovation in sustainable • MyCREST: 30 Malaysian Carbon construction Reduction and Environmental Sustainability • Drive compliance to environmental Tool (MyCREST) assessors have been sustainability ratings and requirements certified (27 from the public sector and • Focus on public projects to lead the 3 from the private sector) charge on sustainable practices • R&D: 3 MoUs have been signed with • Facilitate industry adoption of sustainable Universiti Teknologi Malaysia (UTM), practices Universiti Sains Malaysia (USM) • Reduce irresponsible waste during and Universiti Kebangsaan Malaysia construction (UKM) to conduct and promote R&D in sustainability practices
13 COMMENTARY
KEY OUTCOMES NOTABLE ACHIEVEMENTS CASES FOR CHANGE & INITIATIVES as of June 2017
3. PRODUCTIVITY
• Largely low-skilled workforce and Key Outcomes: • Training: 100,348 construction personnel inadequate or mismatched training • Increase productivity by 2.5 times, trained and certified (three categories of and development which amounts to a target value-add of skill, supervisory and management and • Over-reliance on low-skilled foreign USD16,500 continuing professional development training) labour • Pay out higher wages based on • Accreditation: Amended Schedule 3 of Act • Limited adoption of modern increased efficiency, leading to reduced 520 on accreditation of skilled workers practices, mechanisation and IBS costs has been gazetted • Limited adoption of information • IBS: 46 new IBS manufacturers registered technology such as building Initiatives: since 2016 information modelling (BIM) • Continue investment in human capital • BIM Training: 800 BIM personnel trained • Lack of data and information-driven development in construction via MyBIM Centre and BIM satellite centres decision-making in the industry • Enhance control and balance of • National Construction Cost Centre (N3C) • High proportion of sub-scale SMEs, workforce supply portal: Completed with 8,000 users including Bumiputera SMEs and • Accelerate adoption of IBS, registered and 40 prototype cost models entrepreneurs mechanisation and modern practices developed, covering 8 categories of • Roll out technology advantage across building and infrastructure project life-cycle • NCIIC Portal: Project manager and vendor • Enhance availability of strategic appointed to develop the portal with 16 information via National Construction head of contents Industry Information (NCIIC) • Bumiputera Facility Management Contractors: • Advance SME/Bumiputera capacity and 321 Bumiputera contractors have been capacity building trained for facility management
4. INTERNATIONALISATION
• Increasingly competitive domestic Key Outcomes: • MSCESSM: 80% progress in converting market, especially with the presence • Lead the charge both locally and globally Malaysian Civil Engineering Standard of foreign players • Raise the profile of the Malaysian Method of Measurement (MyCESMM) to • Limited access to enablers to support construction industry in the global market a Malaysian Standard (MSCESMM) international expansion, including • Verification Officers: 87 material financing Initiatives: verification officers trained and accredited • Limited number of Malaysian players • Internationalise construction practices and based on category and products, participating in construction projects standards surpassing CITP 2017 target of 50 officers abroad • Strengthen access to financing for Malaysian • Overseas Projects: RM2.7 billion won champions going abroad through 79 overseas projects, surpassing • Support consortia formation and strengthen CITP 2017 target of RM2 billion overseas market intelligence • Financing Study: 85% completion • Intensify contractor’s capacity and capability of study on Strengthening Access to building Financing for Malaysian Champions Going • Elevate the use of Malaysian construction Abroad resources in local and overseas projects
Table 1: CITP’s Cases for Change, Key Outcomes and Achievements
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Hume Cemboard_Ads.indd 1 07/12/2017 11:09 AM COMMENTARY
The suite of four standard form contracts comprising main contracts with and without quantities; standard sub-contract; and standard minor works contract SETTING THE STANDARD FOR CONSTRUCTION CONTRACTS BY DATUK PROFESSOR SUNDRA RAJOO The new forms are a response to gaps in the local construction industry, aimed at reducing disputes and ensuring continuity of works.
18 Most construction industry disputes stem from lack of clarity and ambiguity of the contracts used
Our aim was and is to ensure that work gets done, parties get paid and, in case of disputes along the way, work continues.
On 15 August 2017, the Kuala Lumpur Regional When we reflect on the causes of these the contracts needed to contain, while the Centre for Arbitration (KLRCA) became the disputes, we realised that most of the issues committee, steered by my deputy chairman, first arbitral centre in the world to release its stem from the lack of clarity and ambiguity Lam Wai Loon, developed what you see today. very own suite of standard form contracts of the contracts used. We also noticed that My background as an architect, town planner, (SFC)—comprising building construction main the narrow definition of payment under CIPAA lawyer, arbitrator and director of the KLRCA contracts, with and without quantities; a standard caused a lot of construction disputes to go to gave me a distinctive perspective of defining sub-contract consistent with the main contracts; arbitration, which is counter-productive to the parameters and identifying the experts. and a standard minor works contract. Malaysian economy. As an arbitral centre, we are not complaining about this predicament, but INDUSTRY ISSUES AND GAPS These four contracts represent a huge it does not change the fact that issues are not As we studied the existing standard form milestone as they will offer the Malaysian being resolved, construction projects are being contracts and identified the gaps, we construction industry an additional option when delayed, and parties are not getting paid. realised early on that the new form would contracting for building construction projects. have to be CIPAA-compliant. CIPAA was The recent road shows in Johor, Penang, Against this backdrop, I decided to pursue enforced in 2014 and to date, there has Sabah and Sarawak have cumulatively seen the creation of our own standard forms to not been a single CIPAA-compliant form of more than 1,500 participants, which is fill the gaps we found to be prevalent in the building contracts here in Malaysia. We also indicative of the need in the industry for this set industry, in the hopes that these contracts will looked at the way employers, contractors of contracts. become the de facto standard form for building and consultants work together, and aimed to construction projects in Malaysia. enhance the working relationship among all THE NEED FOR NEW STANDARD FORMS the parties concerned. As an arbitral centre and administrators of the I put together an expert advisory committee—a Construction Industry Payment and Adjudication team of 20 experts in the construction industry, We set parameters to ensure KLRCA’s SFC is Act 2012 (CIPAA), the KLRCA is in a position comprising lawyers, architects, engineers, premised on six fundamental principles: clarity, that allows a bird’s eye view of the problems quantity surveyors, as well as arbitrators and integrity, accountability, transparency and, our in the construction industry as 80 per cent of adjudicators who have seen many construction number one priority, continuity. Our aim was its business revolves around the construction disputes over the decades. As chairman of the and is to ensure that work gets done, parties industry. In fact, this year we expect more than advisory committee, I worked out the drafting get paid and, in case of disputes along the way, 800 registered construction disputes. requirements for the contracts, laying out what work continues.
19 COMMENTARY
Wherever possible, we have set such a default position to develop a behavioural pattern that stems from our contracts, modulating the behaviour of the whole industry towards project continuity.
The crux of the contracts centred on the gaps a default position to develop a behavioural DIGGING AT THE ROOTS that we found in existing standard form contracts: pattern that stems from our contracts, First in filling the gaps of existing standard modulating the behaviour of the whole form contracts, KLRCA’s SFC encourages • The first point we considered was risk industry towards project continuity. more communication between parties on allocation. Certain standard form contracts common issues during the construction were snubbed for being too pro-contractor. • Next is the construction industry’s present process. We have included mechanisms to get As the main users of KLRCA’s SFC would legal state. On top of being CIPAA parties to talk, though it is not compulsory. If be employers, we veered our contracts compliant, we also ensured that KLRCA’s at the end of the day there is no resolution towards being more employer-friendly, SFC is up to date with the latest laws and between parties, the contractors must continue while still ensuring that contractors get court judgments that affect the industry. We the work anyway, but with express reservation paid and that work is done satisfactorily. have taken into account certain issues that of their rights. are currently pending at our Federal Court • Another prevalent issue is that existing so as to be legally relevant and in line with We have also incorporated added contracts are silent on what to do today’s standard practices and norms. responsibilities on the architect to enable the wherever there is a dispute or deadlock entire mechanism to work. Most of the time between parties. As such, parties end up • Finally, we were concerned that the escalating when problems are ongoing, the consultants going back and forth without resolution, disputes stemming from existing standard in the contract remain silent so far as the further exasperating delays in the works, contracts will eventually lead to the entire contractors’ rights are concerned. Under and eventually leading to breakdowns of premise of standard form contracts coming KLRCA’s SFC, architects are required to construction and working relationships. Our into disrepute—causing a shift altogether to respond within a certain time with reasons SFC contain added mechanisms for parties bespoke contracts. This would disadvantage for their decisions. There is also a mechanism to get through their disputes and ensuring those who are unfamiliar with contracting or for the contractor to appeal or object to any that work continues even if those disputes who do not have the time or resources to decision of the architect, while works are do not get resolved—with each parties’ produce bespoke contracts. KLRCA’s SFC ongoing. This further enforces our contract’s rights expressly preserved to be enforced aims to protect these people, the ones who dedication to the principles of integrity, later. Wherever possible, we have set such do the work, and the public at large. accountability and continuity.
We have improved on definitions of words and phrases, especially contentious phrases such as “force majeure” and “exceptionally inclement weather”. We ensured that we referred to established legal definitions and tied these back to the practice of the construction industry.
The contracts also provide greater guidance for users with greater clarity. For example, we have defined what Progress Reports should contain so that information crucial to the continuity of a construction project will not be omitted. This not only aids contractors but will also facilitate the entire process with detailed records throughout the construction process.
We have also looked at the integrity of the The expert advisory committee, comprised legal and building industry experts Images courtesy of Kuala Lumpur Regional Centre for Arbitration architect’s powers and instructions. We realised there is a gap when it comes to accountability
20 DATUK PROFESSOR SUNDRA RAJOO Datuk Sundra is the director of the Kuala Lumpur Regional Centre for Arbitration and president of the Chartered Institute Road shows in Johor, Penang, Sabah and Sarawak have drawn more than 1,500 participants of Arbitrators (2016). His roll of honour includes being founding president of the of consultants when key decisions are made set up a dedicated website (sfc.klrca.org) that Society of Construction Law, Malaysia, during the construction process but are not contains information about the inception and and the Malaysian Society of Adjudicators. followed up in writing. We have included a salient terms of the contracts. The forms can He serves on the panel of numerous mechanism for the contractor to write in for be downloaded and are customisable to cater international arbitral institutions and clarification or objections, and if the architect for each project’s specific needs. organisations, including as past president does not respond, such instructions will be of the Asia Pacific Regional Arbitration deemed to stand and the contractor can We anticipate change in the industry and plan Grouping. proceed with works, with his rights intact. to keep the contracts updated as and when necessary, so the forms on our website will Sundra is a chartered arbitrator and an Related to this is the application for Extension always be the most up-to-date edition. It is a advocate and solicitor of the High Court of Time (EOT). There are many cases where constant work in progress, and we would like of Malaya (non-practising), as well as a the architect will get an application for EOT but to keep communications between the public professional architect, registered town still not make a decision in time, often claiming and ourselves open. If you have any questions planner and a fellow of the Royal Institution insufficient information. Under KLRCA’s SFC, or comments or even suggestions on how of Chartered Surveyors. He is an adjunct where particulars are given to the architect and we can improve our contracts, products and professor at the Law Faculty of University of the contractor stops giving any more information, services, we look forward to your feedback. Malaya and visiting professor at the Faculty it is the architect’s duty to look at his own Thus far, the feedback we have received has of Built Environment, University of Technology records and information to make a decision. In been encouraging and promising. It is also a Malaysia. He is a member in the Monetary fact, KLRCA’s SFC ensures that all parties play a reminder of the work that remains to be done Penalty Review Committee set up under the more proactive role in fulfilling their contractual and the need to continuously evolve. Malaysian Financial Services Act 2013. obligations, not just the architects. And this is just the start. Moving forward we Sundra has authored, co-authored and edited Finally, the sub-contract forms—which are plan to expand on our suite by providing for several books on arbitration, contract and always an afterthought—have been looked at engineering contracts, turnkey contracts construction law, including the predecessor closely to ensure that there is a balanced tie-in and other standard contracts to serve the of the SFC, The Malaysian Standard Form between the main contract and sub-contracts construction and other industries. We aim of Building Contract (The PAM 1998 Form), for greater consistency. to release the next standard form contract 1999, Malayan Law Journal. very soon and expand the suite continuously. BUILDING THE INDUSTRY Sustainable development and innovation To ensure the Malaysian public has free access remain the keys to this latest venture and and information about KLRCA’s SFC, we have product from the KLRCA too.
21 COMMENTARY
The ICMS is an international cost measurement standard to ensure construction costs are consistently and transparently benchmarked
COMPARING APPLES TO APPLES BY DR ONG SEE LIAN The rapidly changing world is getting smaller, and the need for a global standard in cost measurements is more vital than ever.
22 There is a crucial need for a standard and common vocabulary to discuss, compare and benchmark construction costing, budget and design on an apple-to-apple basis.
The construction industry today is increasingly Disputes in completion time and costs also funding for development in developing global, with investments and international result in adverse effects on the industry as a countries. expertise crossing national boundaries. For whole. According to a 2017 Arcadis report, example, a power plant project in the United Asia has the highest value of construction A COALITION OF EQUALS Kingdom could be a huge collaborative effort disputes in the world at USD84 million, With this in mind, professionals in the involving a British owner, a French designer compared with the global average of construction industry decided to rise to the and a contractor from China. USD42.8 million, with disputes stretching for challenge to find a solution to the high risks an average of 14.6 months. and challenges associated with disparities in As investors, consultants and contractors measuring construction costs internationally. invest and operate in projects across the There is a crucial need, therefore, for a world, the differences in approaches and standard and common vocabulary to discuss, The International Construction Measurement inconsistent methodologies in measuring compare and benchmark construction costing, Standard (ICMS) Coalition was launched and presenting construction costs give budget and design on an apple-to-apple in June 2015, at the International Monetary rise to cost overruns, increased risks and basis. An international cost measurement Fund (IMF) in Washington DC, United States. corresponding disputes. standard would help the industry to ensure From an initial 17 participating non-profit construction costs are consistently and professional organisations, the coalition Research shows that people are not capturing transparently benchmarked. now comprises 46 organisations from across costs as it should be, with nine out of 10 the globe. mega projects experiencing cost overruns. For After all, investors need certainty in costs example, the Channel Tunnel was over budget to weigh against yield and revenue, while The guiding principle of the ICMS Coalition is by USD21.1 billion and the 3 Gorges Dam by organisations such as the World Bank and that it has to be equal and collaborative, with USD16.1 billion. EU Commission need to know how to budget each organisation having one representative
23 COMMENTARY
This cost benchmarking and reporting framework sets out universal rules that provide consistency in classifying, defining, measuring, analysing and presenting project costs. each on the trustee board to elect its own officers. It is a voluntary, self-funded effort that is not too structured—intended for everyone to take ownership of the standard, so that it can be sustainable and all embracing.
The trustee board then appointed the Standard Setting Committee (SSC), a separate, independent entity comprising industry experts—academics, construction cost managers and consultants, project managers, engineers, quantity surveyors and even a Building Information Modelling (BIM) expert—who discussed and drafted the technical details for the ICMS.
A COMMON STANDARD The ICMS was completed and published on 24 July 2017. It is available on the ICMS website (icms-coalition.org/the-standard/).
This practical high-level cost benchmarking The ICMS underwent three rounds of consultation before being published Image courtesy of Dr Ong See Lian and reporting framework sets out universal
24 SR DR ONG SEE LIAN, KMN Dr Ong is the chairman of the SSC for the ICMS, and also chairman of the Commission for Construction Economics and Management (Commission 10) of the International Federation of Surveyors.
The ICMS Coalition trustees and SSM at the launch of the standard Image courtesy of Dr Ong See Lian Ong served as president of the Royal Institution of Surveyors Malaysia (2003–2004); chairman of Pacific Association of Quantity Surveyors Apart from cost reporting and benchmarking, (2003–2005); and board member of the the ICMS can be used in investment and risk Board of Quantity Surveyors Malaysia. analysis, procurement evaluation, auditing He was the 130th Global President of the Royal and dispute resolution. Institution of Chartered Surveyors (RICS) from 2011 to 2012, the first non-British citizen to be rules that provide consistency in classifying, Apart from cost reporting and benchmarking, elected to the post in RICS’ 143-year history. defining, measuring, analysing and presenting the ICMS can be used in investment and risk project costs—such as labour, land analysis, procurement evaluation, auditing and Graduating from the University of Reading, he acquisition, professional fees, client costs, dispute resolution. This consistent, transparent served in the Public Works Department from as well as project attributes (greenfield/ benchmark will improve investor confidence and 1974 to 1982, before joining JUBM Sdn Bhd brownfield). attract more private sector funding, benefitting as executive director until his retirement clients, governments, funding agencies such as in 2010. Currently he is the chairman of It is not a detailed method of measuring the IMF and World Bank, and, in turn, taxpayers, Benchrisda Associates Sdn Bhd, a company construction works—each coalition member end users and software developers. devoted to dispute resolution and consultancy. organisation will develop its own guidance He is also president of the Damansara Jaya for implementation within its own local ICMS partners who have announced their Residents and Owners Association. rules and standards. For example, the intention to implement the new standard Royal Institution of Chartered Surveyors include commercial organisations, government plans to amend the existing measurement and academic bodies, such as Turner & guidelines, the New Rules of Measurement, Townsend, Faithful+Gould, Arup, G20 Global to accommodate changes from the ICMS. Infrastructure Hub, EY and Arcadis. These The Royal Institution of Surveyors Malaysia partners and other industry players will and Hong Kong Institute of Surveyors are assist in leading market adoption and also working on aligning their Standard implementation, as well as in giving feedback, Method of Measurements with the ICMS and suggestions and solutions for future revisions BIM guidelines. and improvements.
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RICS 699 OLA Flyer-PR_pg2.indd 1 10/10/2017 2:19 PM COMMENTARY
HOW GREEN IS YOUR GREEN BUILDING? BY DR ZALINA SHARI Green architecture is where sustainability goes beyond ratings and energy-efficient operations.
Green architecture produces environmental, social and economic benefits
28 29 COMMENTARY
Energy embodied in the construction of buildings can be equivalent to the energy required for their operation over their lifespan.
We often hear claims that certain buildings are Having a building with reduced operational energy, Studies by Associate Professor Robert H. low-energy buildings. But do you realise that such such as Building A, is obviously a good thing. What Crawford from the University of Melbourne, claims do not always reflect an accurate picture of is not so obvious is that Green buildings should who used a comprehensive life-cycle inventory the actual energy consumed? have low total life-cycle energy demand. This assessment technique, found that energy includes: embodied in the construction of buildings can For example, let’s say Building A achieved • the embodied energy involved in the be equivalent to the energy required for their energy efficiency at its operation stage. But acquisition, processing, manufacturing and operation over their life. what about the large quantities of materials transportation of building materials during the with high-embodied energy (energy expended construction phase; The Green status of Building B, or its actual during manufacturing, transportation and on-site • the operation energy of the building; and reduction of negative environmental impacts, can assembly or installation)—such as glass, PVC, • the demolition energy in the destruction, be seen as questionable because the additional mild steel, aluminium, etc.—used in constructing removal and recycling of building materials. energy used from employees driving to work the building? may well exceed the energy savings realised by This means a Green building should have low the building. This additional energy used is called Or Building B, which was designed with the latest energy demand and environmental impact Transportation Energy Intensity (TEI). technologies to achieve the highest Green rating. throughout its life cycle—from the time the However, most of its occupants drive long hours raw materials are extracted and manufactured For an average office building in the United to and from the building every day because of the into building materials until it is finally States, calculations done by Environmental absence of, or reluctance to take, public transportation demolished at the end of its useful life. All Building News show that commuting by office (i.e. the building contributes to urban sprawl). these stages must reduce demand from nature workers accounts for 30 per cent more energy (energy, water, materials and land) and reduce than the building itself uses. For an average Is Building A really energy efficient? Can Building B output/loadings to nature (in terms of waste new office building built code and standard, be considered as a true Green building? and pollution). transportation accounts for more than twice as much energy used as building operations. Shocking, isn’t it?
ACCURATE SNAPSHOT What I’m trying to say is that Green building rating systems should always reflect the accurate picture of a building’s actual energy consumption and support the true principles of sustainability and energy efficiency.
Almost all existing rating systems in Malaysia take into consideration the energy or environmental impacts during the construction and operational stages of a building’s life cycle. However, they still have limited ability to assess such impacts during other life-cycle stages, such as raw material extraction and processing; material manufacturing and transportation; and demolition at the end of the building’s useful life.
For example, operational energy is well covered in many local rating systems, but embodied energy remains excluded. By the same token, the energy consumed by building occupants while occupying the building is emphasised, but the energy consumed to travel to and from the A true Green building has low total energy demand and environment impact from its whole building life cycle building is ignored.
30 DR ZALINA SHARI For an average new office building built Dr Zalina is a senior lecturer at the Faculty code and standard, transportation accounts of Design and Architecture, Universiti Putra Malaysia (UPM). She received her PhD for more than twice as much energy used as in Architecture (specialising in building building operations. sustainability assessment) in 2011 from the University of Adelaide, South Australia. It is worth noting that until our local rating systems the leading experts in transportation and land-use With this expertise, she has been teaching are ready to assess developments based on the planning to be assembled. sustainability-related courses for the Master complete building life cycle, by offering credits of Architecture programme in UPM. or points for reduced operational and embodied TRUE GREEN energy, there will be no means for us to know In summary, I assert that during operation stage, Zalina also shares her knowledge and which buildings in our country actually have low a building can only be regarded as a true Green expertise on sustainability issues and different total life-cycle energy demand. The best practical building if it is occupied by Green occupants. Green Green building rating tools with government examples that we can learn from are probably occupants do not only have environmental knowledge and non-government agencies and at Green buildings that are certified with the highest and awareness but also demonstrate positive attitudes educational events and programmes. She ratings, using the US LEED, Australia’s Green Star and practices towards the environment. is currently a member of editorial boards and the UK’s BREEAM rating systems. for several international journals, as well Moreover, a true Green building is one that has as author and national correspondent for Sadly, it is the same case for buildings with low low total life-cycle energy demand and reduces FuturArc magazine. She has been serving TEI. Green buildings with most occupants taking negative environmental impacts from conception as a board member of the Malaysia Green public transport, riding bicycles and driving to demolition. Whether architects use low-cost Building Confederation since 2014, and low-emitting vehicles are still not recognised and technologies or high-tech ones, the principle remains currently chairs the Research Committee. rewarded because TEI is not assessed in any the same, that is, to create structures and use building rating systems. processes that are environmentally responsible and resource-efficient throughout a building’s life cycle. I strongly believe that the points addressing transportation in rating systems should be changed Green architecture produces environmental, social from a prescriptive basis (provide bicycle racks and and economic benefits. Environmentally, Green changing rooms, limit parking, provide parking for architecture helps reduce pollution, conserve carpool/vanpool and low-emitting vehicles, etc.) to natural resources and prevent environmental a performance basis (calculated TEI). degradation. Economically, it reduces the amount of money that the building’s operators spend on To do this, research is needed to develop water and energy and improves the productivity building-specific metrics for measuring the TEI of of those using the facility. And socially, Green new and existing buildings. The development of such buildings are meant to be healthier, safer and more performance-based metrics would require a team of secure for the people.
31 COMMENTARY
Many buildings in Malaysia are likened to ‘time bombs’ due to inadequate or malfunctioning fire prevention systems
ARE WE BUILDING FIRE TRAPS? BY TAY HAO-GIANG Lives, properties and best-laid plans can go up in smoke without proper fire protection systems and designs.
32 Fire safety must be incorporated into the energy-efficient movement; after all, any fire incident would greatly increase carbon footprint.
Grenfell Tower was an old 24-storey apartment built using a mixture of masonry/brick and timber— while in cold countries, it cuts heating bills. The block in London, completed in 1974. During its they are solid in nature, yet some of the flooring, efficient insulation property of polyethylene fulfils refurbishment in 2015–2016, a façade cladding partitions and staircases are combustible. energy-saving fundamentals and may even be termed was added in an effort to beautify the building, while as ‘green’. But fire safety must be incorporated into providing insulation and reducing heating bills. Modern buildings, on the other hand, have replaced the energy-efficient movement; after all, any fire timber with innovative building systems, many incident would greatly increase carbon footprint. In the early morning of 14 June 2017, while most of which are synthetic materials. Some of these people were still sleeping, an unfortunate freezer fire products are lightweight, low cost and have good In Malaysia, some of the buildings may have used near an apartment window ignited the façade. The insulation properties (to prevent heat transfer), but similar types of façade cladding systems, although presence of air gap and the polyethylene insulated some are also highly combustible and produce toxic the combustible insulation layers may not have the layers in the façade caused the fire to spread gases when burnt. fuel load to have the same fire impact as Grenfell upwards rapidly and wrap around the building in a Tower. But again, it all depends on system design short period of time, resulting in 71 casualties. That is why external fire incidents for high-rise and the way the façade cladding is mounted. buildings due to combustible façade cladding have Building owners should engage a fire engineering Other factors that contributed to this disaster become so rampant in the past few years across consultant to check their cladding systems to ensure included design, selection of building materials, as the globe. Apart from Grenfell Tower, other major they do not pose a fire risk. well as lack of fire safety measures. Grenfell Tower fire incidences include a high-rise apartment in had a single staircase design, which is not allowed Shanghai; Melbourne’s Lacrosse building; a city LAWS AND LIMITATIONS in many countries. Despite its recent refurbishment, apartment in Baku, Azerbaijan; and The Torch Tower In Malaysia’s construction industry, we have well- there were no pressurisation of the lift lobby, fire super high-rise premium condominium and The structured fire safety regulations and legislations that protection system or automatic sprinkler system. Address hotel in Dubai. adopt a fire safety approach for different building This could be due to structure load restrictions, occupancy risks, in terms of structure requirements, space limitation or any other reasons unknown at Conventional cladding made of non-combustible active and passive fire protection concept/design, as this juncture until the British government completes materials, such as rock wool or glass wool, were well as means of escape requirements. its investigation. the norm until decades ago, when alternative synthetic materials, such as polyethylene, were Malaysia also has professional architects and The Grenfell Tower disaster is a lesson in not allowed to be used. engineers who are responsible for building fire compromising or taking fire safety for granted. It is safety designs, which include fire protection systems, not a question of when a fire incident is going to These materials are said to have passed the limited compartmentation, evacuation route design, smoke happen, or whether it will happen at all, but rather combustibility test requirements, but the problem control and management systems, etc. whether our buildings are equipped with appropriate may lie in relaxed regulations or unsuitable laboratory fire safety measures that can cope with any major test methods. For example, to pass the test, façade Moreover, the Fire and Rescue Department Malaysia fires and avoid property damage and casualties. cladding used on ceilings or externally only needs (FRDM) is the enforcing authority to ensure all to be Class O rated. But Class O fire rating is just an submitted building plans fulfil the life and fire safety The underlying issue for fire safety has always been index indicating the degree of surface flame spread, requirements of the Uniform Building By-laws (UBBL that it is a mandatory legislative requirement with no that is, to determine that the flame burning on the 1984) (Amendment 2012). FRDM also approves return on investment. Hence, many building owners surface of the building material is slow spreading and fire protection systems/products/equipment, once resort to providing minimum fire protection systems does not exceed a certain limit in distance. they have undergone and passed tests stipulated just to satisfy building regulations instead of fully by respective Malaysian and international standards, understanding fire risks and hazards. These tests may not reflect what actually happens before they can enter the market. during a fire—the outer aluminium sheets could NEW MATERIALS, HIDDEN DANGERS fall away, exposing the combustible polyethylene A major portion of UBBL 1984 is life-safety For developing or developed countries, there has insulated layer within, causing rapid vertical and oriented, with fire safety concepts well spelled out been a transition within the construction industry horizontal fire spread. in a prescriptive manner. Buildings in Malaysia, if through the decades, from pre-war buildings with designed to the requirements stipulated by UBBL no proper fire protection to ultra-modern high-rise Many buildings around the world use polyethylene 1984, are ensured of fire protection to a certain buildings, with its own share of fire risks and hazards. or its equivalent for façade cladding as it provides degree, with potential threats minimised. excellent insulation and is economical, lightweight Old public buildings, such as hospitals, residential and easy to install. In countries where the ambient Being a prescriptive building regulation, the quarters, old shop lots and places of worship, were temperature is high, it saves air-conditioning costs, UBBL 1984 does have its shortfalls. It is based
33 COMMENTARY
several fires at tahfiz (Islamic religious) centres, Urban Wellbeing, Housing and Local Government Minister Noh Omar revealed that only 80 out of 1,238 tahfiz centres national have building approval from the FRDM.
Many of the inherent factors that come with the progress of society are also outside the control of designers and builders. Environment factors and introduction of high fuel loads through innovative building systems and materials contribute to these risks. In the past, we assumed that fire risks only come from inside a building. Hence, external fire risks, such as highlight flammable façade claddings, were never greatly emphasised until recently.
MAINTAIN AND MITIGATE For new buildings, the fire risk is normally minimal. But through the years, many fire hazards and risks are gradually added through renovations and interior The Grenfell Tower disaster is a lesson in not compromising or taking fire safety for granted design. At times, compartments are added to form rooms, compartment walls are taken down, fire doors are replaced with non-fire-rated doors for aesthetic With the complexities in modern value, highly combustible interior finishes are added, construction industry, competent fire etc. All these are carried out after the building is completed and the Certificate of Completion and engineers should be involved in assisting Compliance (CCC) issued, and there is no other law- building owners, architects and engineers enforcing agency to monitor any deviation from the in overall building planning and fire safety by-law requirements. design from the preliminary stages. To cover this grey area, Malaysia has a Fire Services Act 1988 (Act 341), where designated building on deem-to-satisfy principle. And just like most fire sources and size; adoption of appropriate owners must apply for a fire certificate from the other building regulations, it was established smoke control and management philosophy; FRDM. This is a result of a deregulation exercise by decades ago when construction was not that incorporation of functional means of egress design the Ministry of Housing and Local Government. advanced. Today, with the trend of mega-sized, and suitable compartmentation for egress routes; multi-occupancy, city-in-city complexes and super and determining appropriate means of fire detection By enacting the fire regulation within the Fire Services high-rise structures, the degree of fire hazards and and extinguishment. Act, the Malaysian government has transferred the fire risks has greatly increased. responsibility of occupant safety to building owners With the complexities in modern construction of libraries, hospitals, hotels, hostels and factories Though the Malaysian UBBL was reviewed in 2012, industry, competent fire engineers should be with a certain built-up area, among others. These the changes were more cosmetic in nature. To cater involved in assisting building owners, architects and designated building owners will need to mitigate fire for modern-day fire safety, our UBBL should be engineers in overall building planning and fire safety risks within their respective buildings and ensure all reviewed and revamped to incorporate fire safety design from the preliminary stages. fire protection systems are in full operating condition. engineering fundamentals, with human life safety as Having a fire certificate does not relieve owners from a main objective, as well as functional designs of fire While these check and cross-check processes their responsibility, even after FRDM has conducted protection systems and mitigation of fire risks. help ensure fire safety requirements are adhered its ad-hoc inspection. to, fire safety design is only part of the story. During Performance-based design should be part of building construction, site quality control through supervision There have also been buildings with proper fire design requirements. This approach to fire safety and proper installation of fire protection systems are protection systems that have been burnt due to design relies on the use of fire engineering principles, crucial to ensure system functionality. non-maintenance of these systems. Malaysia’s first calculations and appropriate software modelling tools sprinkler building, Campbell Complex, was gutted to satisfy the intentions of the fire code. This can be Enforcement is another challenge, to ensure all by fire decades ago. Subang International Airport’s used for the identification of probable and potential buildings have building approvals. In the wake of fires, first at the duty-free area and then the control
34 Once a fire has occurred, even if it can be controlled or extinguished, damage has already been done. tower, are examples of incidences caused by damage. That is assuming there are no casualties. accumulation of fire hazards and poor maintenance Hence, mitigation of fire hazards and fire risks of fire protection systems. surpass salvaging of fire incidents to prevent direct losses, consequential losses and loss of goodwill for In fact, many buildings in Malaysia are likened to companies and building owners. ‘time bombs’ due to inadequate fire extinguishers, broken water sprinklers, blocked fire exits, faulty CONCLUSION alarm systems, among others. From January to To sum up, there are several actions needed to May 2017, the FRDM issued 1,688 fire hazard eradicate potential fire risks in Malaysia: warnings and noted that at least 47 high-rise • Our UBBL 1984 and building regulations need residential buildings nationwide, including 40 to be reviewed and upgraded to be functional in apartments and condominiums in the Klang Valley, design and not rely on deem-to-satisfy criteria; are high-risk fire hazards. • Professional designers need to be more pro-active TAY HAO-GIANG in fire protection system design, more accurately Tay Hao-giang is a qualified fire engineer In view of the fire hazards being introduced specifying what is required for the specific building with more than 35 years of experience in the through time, building owners should conduct category instead of using a standard or outdated industry. He holds a Master of Science degree annual risk assessments, which go beyond normal specification; in fire safety engineering from the University of fire audits against UBBL compliance. Only through • Selection of manufacturer or supplier of systems/ Edinburgh, Scotland, and is the principal fire a competent risk assessment by a qualified fire products/equipment should be based on quality consultant of Fire Safety Engineering Sdn Bhd. risk assessor can mitigation measures be taken. and appropriateness for application; This does not mean that fire incidents will never • Installation of these systems/products/equipment Tay is the past international president, happen, but building owners can be ready to must also adhere to the manufacturer’s guidelines, trustee and director of The Institution of Fire cope and manage any possible outbreaks and with true system testing before commissioning to Engineers and the current vice president of minimise damages. ensure functionality; and the Malaysian branch (IFEM). He is chairman • Proper maintenance of fire protection systems of the technical committee for Fire Properties The primary objective of fire safety has shifted from must be carried out to full operation conditions. of Building Materials, which is responsible for post-fire strategies (fighting a fire after it breaks out) the development of the Malaysian standard to pre-fire strategies (preventing or reducing a fire In each of the processes stated above, all individuals for passive fire protection systems, such as from occurring) for obvious reasons. Once a fire has involved in the decision-making process should fire-resistant door sets. occurred, even if it can be controlled or extinguished, be competent, with the right fire safety knowledge damage has already been done. At times, the water and experience, in order to discharge their duties He is also a co-author of “Guide to Fire damage may even supersede the fire/smoke diligently and avert any potential disasters. Protection in Malaysia”, a complementary guide to the UBBL 1984. He is a CPD panel speaker for the FRDM, IFEM, Malaysian Institute of Architects, The Institution of Engineers Malaysia and the Construction Industry Development Board. He has been an invited speaker at international fire conferences around the world, and his paper, “Integrated Fire Safety Engineering – The Way Forward”, was published at the Europe Fire Advisory Forum 2013, Prague, Republic of Czechoslovakia.
Seremban city market on fire in September 2017
35 NEWS & EVENTS
NEW HQ FOR FLP REALTY Date: 24 November 2017 Company: FLP Realty Sdn Bhd
FLP Realty launched its new trendy headquarters in a strategic move to boost the company’s performance and to promote a renaissance of the Malaysian property market.
Costing almost RM3 million, the new office boasts a colourful and multi-faceted ambience, aimed at inspiring creative and productive work and play. The new office features various types, sizes and functionalities of work rooms, spaces, discussion lounges and relaxation areas, with quaint and fun Fallon and team at the new HQ launch motives, props and accessories, such as a vintage car, billiard table, swings and park benches.
“We like to first provide a dynamic work environment to inspire fresh and creative mindsets. This will be supplemented with on-going trainings, performance-based recognitions and opportunities for advancement to drive us to the forefront of the industry,” said FLP founder and CEO Fallon Loo.
Despite challenges in the Malaysian property industry, Loo remains optimistic. “I believe there is still a good market in properties as homes or for investment purposes,” she said. “It is key to anticipate and prepare to embrace any challenges and find ways to circumvent them based on strategies, industrial knowledge, personal values and self-improvement, training, perseverance, etc.” Props such as a vintage car, billiard table and comic posters create a fun work ambience
An interior shot of the new FLP office
36 MBAM ONEBUILD Date: 2–4 November 2017 Company: Master Builders Association Malaysia (MBAM) The inaugural MBAM OneBuild construction exhibition and conference, held at Kuala Lumpur Convention Centre, brought construction industry players under one roof to help generate new relationships and exchange of ideas, as well as to showcase the latest innovations in industrialised building systems (IBS), concrete technology, heavy machinery, and construction safety and health.
Themed Technology Advancement with Stakeholder Collaboration, the conference saw industry experts sharing their know-how, with keynote addresses and forums on modular construction, stakeholders’ collaboration, and challenges faced by Malaysian contractors. Bringing construction industry players under one roof
Foo Chek Lee (second from left) and Tan Sri Ahmad Tajuddin (third from left) at the exhibition Some of the construction safety products on display
Speaking at the opening ceremony, MBAM president Foo Chek Lee called for the reduction of import duties for heavy machinery used to make IBS components. “Heavy machinery used in the construction industry has high import duties ranging between 20 and 30 per cent,” he said. This leads to increase in prices and, subsequently, decline in sales for local suppliers who import these heavy machineries.
“We believe more large-scale implementation of the IBS would reduce our dependency on unskilled manual foreign labour and increase productivity and safety at the construction sites,” he added.
Also present were Construction Industry Development Board (CIDB) chairman Tan Sri Dr Ahmad Tajuddin Ali, CIDB senior general manager Datuk Elias Ismail, MBAM immediate past president Showcasing the latest innovations in IBS, concrete technology, heavy machinery, Datuk Matthew Tee Kai Woon, and MBAM secretary-general and construction safety and health Dennis Tan Soo Huang.
37 NEWS & EVENTS
to invest in artworks to beautify their living spaces,” added Liliane Lee, senior ART@HOMEDEC: PLATFORM manager of C.I.S Network Sdn Bhd, the project manager of HOMEDEC.
FOR LOCAL ARTISTS HOMEDEC Part 1 and Part 2 drew about 88,000 visitors, with more than 550 booths. Date: 26–29 October 2017 Company: C.I.S Network Sdn Bhd
Art@HOMEDEC was launched as a special feature in Part 2 of the Home Design and Interior Exhibition (HOMEDEC), at the Kuala Lumpur Convention Centre, which focused on products and services related to furnishing, refinery, decorating ideas and interior styles.
Held for the first time, this four-day event provides a platform for young and emerging artists, aged 35 and below, to showcase their work to a wider Malaysian audience. Curated by Galeri Chandan, more than 100 pieces of artworks and sculptures were on display, ranging from wood and ceramic sculptures to watercolour, acrylic paint, oil on canvas, charcoal, mixed media and collage art works.
“We hope to heighten awareness of career possibilities in the visual arts among young Malaysians and to raise a greater interest in art among Malaysians in general,” said Galeri Chandan gallery manager Harni Jonet.
“We believe that giving the space for these young artists to showcase their From left: C.I.S Network president Datuk Vincent Lim, Liliane Lee Harni Jonet, and MIID deputy president Mohamad Faisal Ghazali, at the Art@HOMEDEC opening work will galvanise the visual arts fraternity and encourage more Malaysians Construction+ highlights Malaysia’s latest and important news and events, as well as significant architectural, construction and design developments.
Construction+ highlights Malaysia’s latest and important news and events, and significant architectural, construction and design developments.
If you have any news and events, announcements and happenings, this is an excellent platform to spread the word and let local building professionals know.
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If you have any news and events, announcements and happenings, this is an excellent platform to spread the word and let local building professionals know.
Email us at [email protected] today!
P32_Full Page House Ad.indd 1 27/08/2016 9:25 PM in delivery by designers, encourage networking and exchange REKA INTERIOR of knowledge, as well as provide opportunities for exhibitors to showcase their innovativeness and products on a regional level.” EXHIBITION 2017 Date: 19–22 October 2017 Other concurrent events of the REKA Design Week included REKA Companies: C.I.S. Network Sdn Bhd; International Design Award, the MIID REKA Conference 2017, the REKA Design Week Gala Dinner, and the Asia Pacific Space MIID REKA Sdn Bhd Designers Association General Assembly (APSDA) 2017. The inaugural REKA Interior Exhibition (RiX) was held in conjunction with Part 1 of the 15th annual Home Design and Interior Exhibition (HOMEDEC). RiX is Malaysia’s first curated design showcase of interior design, products and objects, featuring local and international exhibitors representing leading design brands.
As joint curators of RiX, Ooi Boon Seong, vice president of the Malaysian Institute of Interior Designers (MIID) and Lai Siew Hong, council member of MIID, worked to harmonise elements of the exhibition for visitors to fully experience the concepts on display and to inspire the adoption of these ideas for design solutions.
“RiX was conceptualised with the aim of promoting innovative interior design products and industry services, as part of REKA Design Week 2017,” said Ar Chris Yap, MIID president. From left: C.I.S Network president Datuk Vincent Lim, Chris Yap, Bofi Design “Looking at the bigger picture, we want to recognise excellence director Kellee Tan, Ooi Boon Seong and Lai Siew Hong at a display booth
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Representatives from Microsoft, Roland Berger, AREA Management Sdn Bhd, MALAYSIA BIENNIAL 100YC AJC Planning Consultants, Think City and the Academy of Sciences Malaysia spoke on the importance and impact of smart cities and how to plan, build SMART CITY FORUM and manage them. Construction+ magazine was a supporting media partner. Date: 13 October 2017 Company: Nextdor Property The forum was also held in conjunction with the National Innovation and Communications Sdn Bhd Creative Economy (NICE) 2017 Expo, organised by MOSTI, from October 12 until 16, at Technology Park Malaysia. About 300 property developers, academics and representatives of local authorities participated in the Malaysia Biennial 100YC half-day forum. The Malaysia Biennial 100YC: Medini 2017 is a global research collaboration led by Nextdor Property Communications, with support from Medini Iskandar Themed Shaping Smart Cities and Future Lifestyles, the forum addressed Malaysia Sdn Bhd and RMIT University, Melbourne. The project also represents several key issues that city builders, planners and managers need to the consolidation of more than a decade of design-led research and knowledge address—such as financing models, legal considerations, infrastructure needs, development of deep future propositions relating to the evolution of cities. inclusiveness and planning constraints—to ensure Malaysia’s current cities transform into smart cities.
In his opening speech, Datuk Seri Panglima Wilfred Madius Tangau, Minister of Science, Technology and Innovation, emphasised that research and planning for future cities is necessary to address the challenges of urbanisation and other disruptive global forces, including the areas of technology, commerce, knowledge, commerce and mobility, as cities impact the lives of millions of people.
“With urbanisation currently at 76 per cent of Malaysia’s total population and an annual rate of urbanisation at 2.19 per cent, our cities must be prepared to meet the challenges of the future,” he said, noting that advances in science, technology and innovation had the potential to change existing industries and create new ones, such as urban manufacturing and renewable energy projects.
“Through events such as this forum, we hope that the property development industry and policymakers will learn from the expertise of each other and explore the latest technologies,” said Imran Clyde, co-founder of the Malaysia Biennial 100YC. Keynote address by the Minister of Science, Technology & Innovation
Hazami Habib, CEO of Academy of Sciences Malaysia, on the need for industrial sectors to have a real plan before embracing the new revolution Imran Clyde (left) with Prof Tom Kovac, artistic director of Malaysia Biennial 100YC
40 it. At IUSGBC-IGEM, we will hear from experts from the world over on how IUSGBC IGEM SPOTLIGHTS we can reduce Green development cost while increasing its value. Green developments are more financially advantageous for both developers and IMPACT OF GREEN BUILDING consumers than conventional ones; we just need to share this knowledge.” Date: 11–12 October 2017 Company: Malaysia Green Building Recognising the growth potential in Green building in the region, MGBC Confederation (MGBC) president Ir Ahmad Izdihar Supaat said, “It is not about how much potential Green building has in Malaysia; it is actually a question of can we actually The International Urban Sustainability & Green Building Conference (IUSGBC) afford not to build Green. We are fast approaching the point of no return for 2017, held in conjunction with the International Greentech & Eco Products climate change, and Green buildings are not a choice but a necessity.” Exhibition & Conference Malaysia (IGEM), showcased Malaysia’s lead in ASEAN in becoming a Green community by 2030, with more than 180 MGBC’s research committee chair Dr Zalina Shari added, “The MGBC million square feet of Green buildings. Research Committee is committed to promoting research that supports the national vision on sustainability. We identify and regularly reassess With the availability of new technologies and expertise today, many countries critical research needs for market transformation and develop strategies have set a technically feasible road map for net zero buildings by 2030. for effective dissemination of existing research relevant to the greening With the built environment contributing to 30 per cent of the world’s carbon of the built environment. We are particularly excited about research and emission, net zero buildings will significantly limit carbon emissions. programmes that help advance our understanding and awareness on how our workplaces really affect us as human beings.” Divided into two tracks—Finance & Green, and Health & Wellbeing— IUSGBC IGEM facilitated an exchange of knowledge on the latest global More than 30 international and local Green building experts—from World developments, opportunities, challenges and success stories in the Green Green Building Council (WGBC), Ministry of Energy, Green Technology and building industry. Water (KeTTHA), UK Green Building Council, Hong Kong Green Building Council, IHUG Australia, Global Real Estate Sustainability Benchmark, “Mainstreaming Green development is becoming more critical,” said Tang Malaysia Energy Services Company, Malaysian Industry–Government Chee Khoay, MGBC’s honorary secretary and IUSGBC IGEM committee chair. Group for High Technology, Malaysia Investment Development Authority, the Czech Republic’s Ministry of the Environment, and Think City—shared their “Over the years, we have learned that moral and ethical arguments are not knowledge on reducing Green building capital and running costs, increasing enough to spur Green development, especially if it means paying more for Green building value and achieving high return of investment.
On stage, from left: MGBC CEO Bikash Kumar Sinha, Ahmad Izdihar, KeTTHA Secretary General Datuk Seri Ir Dr Zaini Ujang, MGTC Group CEO Dr Mohd Azman Zainul Abidin and Tang Chee Khoay
41 NEWS & EVENTS
two towers. The retail area begins on the plaza floor level of one tower and UEM SUNRISE LAUNCHES cascades down four floors to LG5 on the other tower.
ARCORIS PLAZA The Hyatt House is a 298-key extended-stay hotel, positioned on top of the Date: 28 September 2017 business suites component. Expected to be opened in Q1 2018, Hyatt House Company: UEM Sunrise Bhd Mont’Kiara has a gross floor area of 267,776.7 square feet and net lettable area of 198,241.8 square feet. Arcoris Plaza, UEM Sunrise’s latest retail development at Mont’Kiara, welcomed 23 new retailers at a symbolic launch ceremony. The digital introduction was presented by Anwar Syahrin Abdul Ajib, UEM Sunrise’s managing director/CEO, accompanied by Raymond Cheah, COO – Commercial.
“We are proud to have Foster + Partners, one of the world’s leading international architecture firms, as our architectural partner for this project,” Anwar Syahrin said in his speech. “Arcoris Plaza will not only become the hang-out spot for the community of all ages to come together, but it will go further to become the next landmark that changes the whole landscape of Mont’Kiara to greater prominence.”
The plaza will swing into full operations in January 2018, with its own line of distinctive aesthetic designs and offerings. Anchor retailers include The Majapahit (a Thai-Indonesian fusion restaurant), Kumar (Indian fine dining restaurant), Japan Grocer, Children Discovery House, and Tribe.
Arcoris Plaza is part of the Arcoris Mont’Kiara integrated development, which also includes serviced residences, business suites, SoHo and hotel within The retail area at Arcoris Plaza begins at the plaza level and cascades down four storeys
42 the construction sector, including rail project and government entities, IPEC PROJECT PLANNING & attended the event, which presented networking opportunities among CONTROLS SEMINAR FOR industry peers. MEGA PROJECTS Three industry speakers presented on the following topics: Project Date: 27 September 2017 Planning & Control Challenges for Metro Rail Project, by Kevin Hitchings, Company: IPEC Project Systems Sdn Bhd programme manager from an established project management and delivery company; Improving Schedule Outcomes for Linear Infrastructure In conjunction with IPEC Project Systems’ fifth anniversary, IPEC delivered Construction Projects, by Santosh Bhatt, Linear Project Software Pty Ltd; a complimentary seminar on Project Planning & Controls for Mega Projects and Project Controls from EOT Perspective using Oracle Primavera P6, by in Kuala Lumpur. More than 90 participants from various companies in David Faro, Plus 3 Consultants Sdn Bhd. VIASOLSYSTEMS flooring systems for industrial floors
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Viacor_v1.indd 2 23/11/2017 2:23 PM NEWS & EVENTS
Topics covered at the conference included how to do cross-border TACKLING CROSS-BORDER sales, using technology to market properties, showcasing hotspots in REAL ESTATE BUSINESS Malaysia to attract foreign investment, the performance of regional real estate markets, and the effect of full liberalisation on the real estate TRANSACTIONS service sector. Date: 25 August 2017 Company: ASEAN Real Estate Network Alliance (ARENA) About 600 delegates from across the world attended the launch of the ARENA Convention and Exhibition (ACE) 2017 to discuss cross-culture practices, skills and knowledge.
Held for the first time in Malaysia, ACE 2017 was organised by the Malaysian Institute of Estate Agents (MIEA), the current ARENA Organising chairman Soma Sundram chair and secretariat. Aimed at real estate practitioners, the three-day conference in Kuala Lumpur shared insights on regional real estate opportunities.
“ASEAN is growing tremendously and there are huge economic opportunities for ARENA members. Each ASEAN country, however, has its own individual characteristics and legal framework for property transactions,” said organising chairman Soma Sundrum. “Through programmes such as ACE 2017, we can share and better understand each market, especially when it comes to best practices.” The Arena President’s Forum, moderated by Nixon Paul (centre)
44 BANGUNAN SAFTEA GROUND-BREAKING Date: 23 August 2017 Company: Selangor & Federal Territory Eurasian Association (SAFTEA)
SAFTEA broke ground for its new clubhouse at Jalan Bangsar Utama 8, Bangsar Utama, Kuala Lumpur.
Tentatively named Bangunan SAFTEA, the clubhouse will feature sports amenities and facilities to accommodate the association’s ongoing social and cultural activities. It will also function as the central meeting place for Eurasians nationwide, including the Eurasian Association chapters in Melaka, Johor, Penang, Sabah, Sarawak, and even Singapore.
The planned development includes SOHO suites and retail outlets, which will be launched for sale to SAFTEA members and the public. This will provide the association with a sustainable income, besides contributing towards the modernisation and urban development of this part of Kuala Lumpur.
Preliminary cost estimates to build the clubhouse and to develop the land are within the region of RM30 million. Ongoing fundraising efforts are aimed at raising RM1 million for the commencement of construction of the building. Bangunan SAFTEA will include the clubhouse, SOHO suites and retail outlets
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The AWP provides easy access MITEC’s distinctive shape and configuration require specialised building maintenance solutions for internal cleaning
Building design is becoming more sophisticated as architects and the installation of a canopy next to the glass façade,” explains MHE-Demag engineers continuously push the boundaries of space and form. These regional managing director Karl Tilkorn. “The design engineer developed architectural wonders, however, present challenges in building maintenance a solution of a 322-metre three-dimensional MHE-Rostek monorail track, and cleaning, which require deep attention to aesthetics, functionality, safety complete with a Chameleon 1 cradle.” and sustainability. To conform with the building’s aesthetics, the trolley and monorail track of When faced with the challenges of designing a building maintenance the building maintenance system is kept ‘invisible’, with the system installed system (or gondola) for the Malaysia International Trade and Exhibition above an ‘openable’ ceiling, which allows the system to lower down during Centre (MITEC), the project consultants turned to MHE-Demag. operation and stored when work is completed. The system is also designed to contribute to the sustainability of the building, ensuring that it is suitable MHE-Demag is a joint venture between diversified industrial group Jebsen for long-term use with optimal results. & Jessen (SEA) and Demag Cranes and Components GmbH. The 45-year- old company has provided building maintenance solutions to some of the “Building maintenance is a long-term project,” adds Tilkorn. “Besides region’s most iconic landmarks, such as Petronas Twin Towers and KL cleaning and maintenance, MHE-Demag has also included a glass Tower (Malaysia), Marina Bay Sands (Singapore), Wisma 46 (Indonesia), replacement unit (known as a GRU hoist) with 300-kilogram lifting capacity, Bitexco Financial Tower (Vietnam), and Okada Manila (Philippines). which can be used when there is a need to replace broken glass.”
Inspired by the rubber seed, a symbol of Malaysia’s historical trade, the Safety is paramount in all MHE-Demag does, and great care is taken to 90,000-square-metre MITEC is Malaysia’s largest exhibition hall. It is choose the right equipment that exposes workers to as little risk as possible wrapped in a stunning aluminium cladding and glass façade system, which when working at heights. presents unique challenges with its shape and configuration. For internal cleaning and maintenance, MHE-Demag fulfils the needs with “For the height of MITEC, an access work platform (AWP) is sufficient for its AWP (also known as boom lift) and vertical lift. AWP can provide access the workers to perform cleaning, maintenance and repair work on the glass to the entire exhibition hall without additional need for steel structures, façade; however, this solution is not workable due to the landscape and which also helps reduce costs.
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Impulse_V1.indd 2 16/11/2017 9:11 AM IN THE SPOTLIGHT
DR ONG SEE LIAN After retiring from quantity surveying consulting in 2010, Sr Dr Ong See Lian continues to be an instrumental figure in the profession, both locally and internationally.
His many accolades, in recognition of his contributions to the profession and the construction industry, include the PAQS Gold Medal (2007); Malaysian Surveyor of the Year Award by RISM (2008); Malaysian Construction Industry ‘Prominent Player of the Year’ by CIDB (2011); ICEC Distinguished International Fellow (2012); Gold Award by the Board of Quantity Surveyors Malaysia (2014); CIDB Fellow (2015); the David Bucknall Award by RICS (2017); and the RICS President’s Medal (2017).
48 The RICS governing council in Beijing, China, in 2012
Some people say quantity surveying is a sunset industry, but I believe this is not the case. Instead, we should make things happen for ourselves.
For the past two years, Ong has been serving as chairman of the Standard of Quantity Surveyors (PAQS) and sold the idea to them, based on it Setting Committee (SSC) for the International Construction Measurement being a collaborative effort to bring consistency to the measurement and Standard (ICMS), a collaborative initiative by more than 40 professional reporting of construction costs. It was hard work at first as we needed organisations across the globe that is supported by the International to break down suspicions and to convince different parties that everyone Monetary Fund (IMF), World Bank and European Commission. would be equal partners and no one organisation was going to use this platform to dominate others. In an interview with Construction+ Malaysia, Ong gives a behind-the-scene look at the new international standard (more on page 22), which was In June 2015, the ICMS coalition was established when 17 founding launched and published on 25 July 2017, and shares his experiences organisations met at the IMF, Washington DC, and the board of and thoughts on the quantity surveying profession. trustees was soon formed. I represented both the FIG (as chairman of Commission 10) and the Royal Institution of Surveyors Malaysia (as How did the ICMS come about, and how did you get involved? past president). Subsequently, I was nominated to the SSC and elected ICMS probably had its early conception in Kuala Lumpur. In August as its chairman. 2009, six international organisations signed the KL Pact, a memorandum of understanding promoting international collaboration for the quantity The SSC comprised of 27 independent experts from 17 different surveying profession. The organisations were the Royal Institute of countries. How did you manage to get all of them to agree on a Chartered Surveyors (RICS), The European Council for Construction single standard for the industry? Economists, International Cost Engineering Council, International The first three to four months were tough as different people had different Federation of Surveyors (FIG), and African Association of Quantity ideas. We had our meetings over teleconferencing, and I let everyone Surveyors. I was one of the signatories as vice president of RICS. have their say as we wanted to generate as many ideas as possible. We held our first face-to-face meeting at the European Commission One of the proposals we had was to come up with a set of international in Brussels, Belgium, in March 2016, where we discussed and ironed standards. When I first heard about it, I really bought into the idea and out a lot of issues and established a rough framework, which we then started to promote it. In 2014, I brought it to the Pacific Association fine-tuned over the next few months.
49 IN THE SPOTLIGHT
The draft standard went through three rounds of consultations. The first draft was distributed to ‘friends and families of ICMS’ for initial feedback. We then fine-tuned the draft and rolled it out for public consultation. We received wide support from practitioners across the globe and, based on their comments and suggestions, made our revisions for a second public consultation. It was only after careful consideration of the comments and suggestions received that we were confident to publish the standard in July 2017. We marvelled and are absolutely delighted that we managed to roll out the new standard within a period of two years.
To me, it wasn’t exactly difficult or challenging. It was great fun, and I enjoyed doing it. I used the skills I had accumulated over years of experience, such as persuasion and the art of listening, and with the respect I have gained internationally, I was able to decide the best way forward at each stage of the drafting process.
I was amazed at how people could come together and agree on the standard in such a short time. I would like to recognise those who worked especially hard, such as K. C. Tang from Hong Kong, Malcolm Horner from Scotland, and my vice chair Alan Muse from RICS.
Before the ICMS, you had already been active on the international front. In fact, you were the first non-British (as well as first Asian and first Malaysian) president of the RICS from 2011–2012. What was that experience like? It was a huge honour to represent the profession, the industry and, personally, Malaysia on the international front. We can take pride that there are so many Malaysian professionals representing our country internationally, such as Teo Chee Hai, who was the first Asian to be elected FIG president. Our younger Malaysians should rise up to the challenge to compete on the global stage, and our education system should encourage such development of leaders for various industries. Ong at a conference in Sao Paolo, Brazil I was serving as chairman of the RICS Asian Board from 2005–2010, My whole motivation when during which time, I spent a lot of time in China promoting international standards and developing the surveying profession. Subsequently, I retired from practice was to I became vice president and president elect before being inaugurated as leave behind the knowledge the 130th global president of RICS on 4 July 2011. and expertise I have gained, During my term as president, I decided that it was important for the RICS to step out of the UK and Europe. So, in 2012, I brought a 60-member and a legacy for the future governing council to Beijing, China. Their eyes were opened to see the generations of the industry rapid developments taking place in other parts of the world. We organised an international conference to defray the costs. for many years to come. Since then, the RICS continues to hold its governing council meeting at By May 2016, we had an outline, which was initially 50 to 60 pages least once a year in different parts of the world, such as Shanghai, Delhi, and had to be edited down extensively. We argued at length over the Brazil and Washington DC. The conference has since been branded as choice of words as we wanted to use simple language to ensure the the World Built Environment Forum. standard could be easily translated into Chinese, French or any other language. I then narrowed the SSC down to a steering committee and What led you to choose quantity surveying as a career? a drafting committee, so that we could maintain consistency in the For me, it was by divine intervention. In my time, the quantity surveying drafting process. profession was very rare and relatively unknown. My first choice was to
50 study accountancy in New Zealand, for which my late father was willing to budget. This started a good working relationship for me with The Lion sponsor me. But I was also applying for a federal government scholarship Group, and I was involved in many of their subsequent developments. and thought I had a better chance of getting the scholarship if I applied for quantity surveying. I was offered the scholarship and went on to study I was involved in the Hilton KL and Le Meridian hotels in KL Sentral and led at the University of Reading, UK, in 1971. the project management for the Grand Hyatt Kuala Lumpur hotel. Before my retirement, I also worked on Ilham Tower, One KL and the St Regis. It When I returned in 1974, I joined the Public Works Department (PWD) has been very fulfilling to be able to manage my clients’ investments with headquarters and was involved in many standard office building projects. the confidence and trust they gave me and to give them value for money. In 1975, I was sent to Penang, where I was involved in social housing projects and the redevelopment of the Penang airport under then Chief Apart from the ICMS, what are some of the other issues that Minister Lim Chong Eu. I returned to the PWD headquarters in 1978, the quantity surveying profession is facing today in Malaysia? where I worked on the Penang Bridge, Kuantan Port rectification work and There is huge need for quantity surveyors (QS) in the Malaysian the Subang Airport redevelopment, among others. construction industry. Although there is a downturn of building projects, there is an uptrend in infrastructure development. QS will continue to be When my contract ended in 1982, I decided to join a private consultancy relevant and required as we are still a developing nation. firm, JUBM Sdn Bhd, until I retired in 2010. The challenge, however, is how are we able to grow in stature as part What were some of your most memorable projects in the private of the development team. Often, I would meet QS who are discouraged sector? by low fees and pressures of work. As chair of the University of Reading I am very proud of the Lion Tower and Nikko Hotel (now Citibank and Alumni in Malaysia, I often encourage the future generations to take pride Intercontinental hotel) project, which was completed on time and to the in the profession and to think outside the box.
I usually advise young QS that they should not come to the meetings focusing only on costings; otherwise they would become irrelevant very soon. They should wear the cap of developers, to understand their perspectives and requirements. Now with access to so much information today, they should also embrace the full knowledge of prospective developers, from business and project life cycles, such as design, trends and materials. All these will make them a better QS, who would be able to value add to the project team.
Some people say quantity surveying is a sunset industry, but I believe this is not the case. Instead, we should make things happen for ourselves. We ought to look into the Blue Ocean Strategy and see how we can do more. At JUBM, we have ventured into project management, project audits, the oil and gas industry, and cost management for M&E services.
Now that the ICMS has been rolled out, what are your plans for the near future? We are looking at the second edition of the ICMS, and I am starting to reassemble a panel of experts. The first edition focused on initial capital costs. The second edition will take into consideration the feedback we have received, as well as expand the category of works, particularly infrastructure works, and incorporate life-cycle costing or cost in use.
I have given myself another year with the ICMS, until end-2018. We have developed a core group of people who are able to contribute to the work, and I believe that, with or without me, we’re in good hands beyond 2018.
My whole motivation when I retired from practice was to leave behind the knowledge and expertise I have gained, and a legacy for the future generations of the industry for many years to come. And the ICMS is a template or toolkit Ong led the project management for the Grand Hyatt Kuala Lumpur that I hope will continue to be developed and improved further.
51 IN THE SPOTLIGHT
JEFFERY CHEAH Ar Jeffery Cheah studied architecture in Australia and worked with several architectural practices before returning to Malaysia in 1991. After a short stint at VERITAS Architects, Cheah founded ZONE Architect in April 1993. ZONE Architect was recently named one of BCI Asia Top 10 Architects in 2017.
52 ZONE’s award-winning Central Residence Images courtesy of ZONE Architect
There is always some new development—technology, ideology, materials, methodology—and that is what keeps you going to experiment and push the limits.
ZONE undertook projects within Peninsular Malaysia and ventured Why did you choose to be an architect? overseas for the first time in 2002, with a project in Zhuhai, China, Actually, architecture was not my first preference. I wanted to study by a Malaysian developer. Since then, ZONE has continued to engineering, but I was offered a place at a smaller university, which expand its overseas portfolio in the Asia-Pacific region and the I declined. So I went with my second choice, which was architecture. Middle East. In a sense, it was a good turn of event, and it worked out better for me as it was not too technical, compared with engineering. Architecture Over the past two decades, Cheah has had wide exposure designing strikes a nice balance between the technical and aesthetic aspects projects, from housing schemes and high-rise towers to specialist of construction. manufacturing plants, master planning, interior design and hotel resorts. He is passionate towards the integration of IT and the What is your design philosophy? architectural profession. When we were in university, we were taught to bring about social
53 IN THE SPOTLIGHT
The upcoming KPJ Damansara 2 Specialist Hospital
The adoption of Green buildings should be driven by a sense of shared responsibility. For example, the plastic bags ban may not really make a difference in the number of plastic bags produced or used, but collectively, people are starting to be more conscious about environmental sustainability. change and to design for a better world. When I took my first internship What do you consider your biggest success or most in Sydney, I tried to look into those aspects. That was when I had my memorable project thus far? first dose of reality when I was told not to be too idealistic or to think I am still looking for my ‘best’ project. As any architect would say, too much. don’t be satisfied with what you have done. There is always some new development—technology, ideology, materials, methodology—and Generally, there are three types of architects. The first still has idealism that is what keeps you going to experiment and push the limits. in their design outlook; the second type is one who follows the market and what the client (the ultimate arbiter) wants; while the third is one A memorable project is one that is a combination of several factors: who doesn’t really care about ideals or aesthetics and just treats it as interesting, challenging, international and a marriage of modern a business. Each of these approaches are valid and are needed within and traditional. For me, one of my most memorable projects is the the building industry. I would say I am somewhere between the first Emirates Bank in Dubai, which we undertook in 2012. It is a 20-storey and second type of architect—I would present what I think is ideal office building located next to The Creek, in the heritage part of the and would modify to suit the client’s strategic direction. city. It was a small site, which posed many technical challenges. Many
54 new technologies and construction methods were used. The heritage This allows us to work with a range of different kinds of clients and conservation criteria were very strong, and we had to adhere to those accommodate even the most demanding developer. Secondly, we are while fulfilling the client’s requirements for a modern look. I’m happy also able to respond quite quickly because of our resources. Our team that the building turned out well. has many years of knowledge and experience that we can leverage on to turn around projects quickly. ZONE has several overseas offices. What are some of the challenges involved in working on projects in different parts What do you feel is the greatest challenge when it comes to of the world? designing for environmental sustainability, both in Malaysia We opened our office in the United Arab Emirates (UAE) in 2007, and and internationally? I was based there from 2007 to 2012. I felt that in order to better The push for Green buildings tends to promote the future savings and service our clients, it was beneficial to have a physical presence rather returns that developers can get in exchange for the additional capital than to operate by remote control. However, since then, the business outlay involved in building sustainably. In reality, the adoption of Green there is not as commercially viable as before due to the global financial buildings should be driven by a sense of shared responsibility. For crises that scaled down projects, combined with market uncertainty. example, the plastic bags ban may not really make a difference in the number of plastic bags produced or used, but collectively, people We are now focusing on the Asia Pacific region, with our offices in are starting to be more conscious about environmental sustainability. Myanmar and Vietnam, and most recently, in Sydney, Australia. By That, to me, is more important than ratings, although ratings, subsidies spreading our presence, we can explore the potential of each market and promotions do play a part in raising and encouraging collective and smooth out the construction cycle—when one market is down, awareness. others may not be affected.
In entering new markets, we usually take six months to a year to study, research and talk to people to get a better understanding of the country, the work methodology, technical abilities and local construction techniques. Professionally, an architect also plays a different role in each country’s market, with different responsibilities and liabilities.
Malaysia is, and will continue to be, our biggest market. It is still a developing country, and as long as the population and economy continues to grow, there will be demand. Currently, our overseas businesses contribute 25 per cent to our work load, and we want to push it closer to 50 per cent.
You were involved in the push to get local authorities to accept e-submissions. What was that experience like? From 2000 to 2002, I took a tangential path to push for an online submissions platform for e-approvals. However, perhaps the move was too early for the country. After many attempts, some of our local city councils now have e-submission websites, but often, the servers or systems cannot handle the traffic and hard copies are still required. Today, other players have moved ahead, and other countries, such as Singapore and the UAE have overtaken us.
One big area that we need to look into is integrating IT with the way we practice. We should have a system for knowledge management, record keeping and tracking of approval status—we sometimes have to deal with 20 to 25 different agencies for approvals for one project!
What do you think is a major strength of ZONE? At ZONE, we have many long-term clients over the past 15 years. One of our strengths is that we can be quite flexible in our approach. ZONE designed The Nest Residences, located off Jalan Klang Lama
55 ADVERTORIAL
SKYWORLD QUALITY CENTRE
The RM3.8 million centre is a demonstration of SkyWorld’s commitment to quality excellence
Founded in 2008, SkyWorld Development Group is built on three brand Lee Chee Seng. “More importantly, we believe that everyone can and should pillars—value creation, Sky Living experience and innovation. be able to afford a quality home. This is something that’s very close to our hearts, and it is for this reason that we’ve invested RM3.8 million in our Value creation focuses on quality building in strategic locations for good SkyWorld Quality Centre.” price appreciation; integrated Sky Living experience is about providing the facilities, amenities and infrastructure necessary for harmonious living; while The centre will showcase examples of quality workmanships—which are in innovative concepts and designs comprises practical layouts with maximum compliance with standards such as Malaysia’s Quality Assessment System space usage. for Building Construction Works (QLASSIC) and Singapore’s Construction Quality Assessment System (CONQUAS)—versus unacceptable finishing. To demonstrate its commitment to quality, the developer had its ground-breaking There will also be tutorial videos in each section, explaining the quality ceremony on 18 April 2017 for the first SkyWorld Quality Centre in Malaysia. requirements.
Located at a 13,000-square-foot site at SkyArena, Setapak, the quality “In Malaysia, an average of 7,600 projects are built every year and only centre is expected to be open to the public from 18 January 2018 onwards. 4.1 per cent are certified by QLASSIC,” Lee adds. “We are part of the select With a built-up of 7,500 square feet, the centre comprises a SkyWorld few. So, when you consider a SkyWorld home, you can be sure of our quality lounge, a 30-seater mini auditorium, and a comprehensive show unit. commitment to you.”
This centre acts as a benchmark for quality construction for all SkyWorld In 2017/2018, SkyWorld plans to launch four to five projects, with an developments. It can also be used as a centre for training and educating estimated GDV of RM2.2 billion. Upcoming launches include SkyAwani SkyWorld staff, as well as a sharing hub for SkyWorld’s business partners, 3 and The Hub at SkySanctuary, Setapak; SkyVogue at Taman Desa; The purchasers, potential home buyers and the public, educating them to pay Valleys at SkySierra, Setiawangsa; and SkyMeridien at Bandar Baru Sentul. closer attention to home quality and to raise the bar for building excellence. Visit to the SkyWorld Quality Centre is by appointment only. Write in to “At SkyWorld, we believe in building responsibly and delivering a quality [email protected] to be the first to visit the first quality centre Sky Living experience in a sustainable environment,” says SkyWorld COO in Malaysia.
56 Hume Cemboard_Advertorial.indd 1 07/12/2017 11:15 AM PROJECTS
The 30,000-square-feet clubhouse: the largest within any residential development in Ipoh GREENACRES RETIREMENT VILLAGE
58 A resort-like open community with lush landscaping
The RM100 million GreenAcres Retirement Sprawled across a 13-acre site, the gated The one and two-bedroom residential units Village in Ipoh sets out to redefine retirement and guarded project will offer 177 units for measure between 730 and 1,100 square living for Malaysians. The five-phase development independent living—single-storey landed villas and feet, with a choice of six layouts for sufficient incorporates Australian principles and standards, a low-rise four-storey apartment block—when fully living space and easy maintenance. Targeted yet respects local conditions. completed in 2021. A three-acre site is reserved at residents aged 55 and above, each home for a future aged-care facility, which will provide is partially furnished and designed with Since this is a new field in Malaysia, residential and healthcare services for individuals age-friendly features, such as wider doors, Total Investment Group engaged Australian requiring more advanced care. lower and larger switches, wider and longer architecture firm Marchese Partners to do the handles on furnishings, bathroom grab rails, master planning, site analysis and concept design. RESORT LIVING taps with lever handles, seats in the shower, The developer and local architect, S. N. Low & The first phase, opened in September ramped entryways at the main entrance, Associates, contributed the local input to ensure 2017, comprises 26 units of resident-ready step-less bathroom, and emergency call that the product suits Malaysians and local building single-storey villas for lease and a RM10 million buttons connected to a round-the-clock central requirements. community-centric clubhouse. monitoring system.
59 PROJECT DATA PROJECTS Project Name GreenAcres Retirement Village Location Bandar Meru Raya, Ipoh, Perak Status of Construction Phase 1 completed; Phase 2 underway Completion Date September 2017 (Phase 1) Site Area 13 acres Number of Units 177, with a clubhouse Owner/Developer Total Investment Sdn Bhd Architecture Firms Marchese Partners; S. N. Low & Associates
Functional layouts with age-friendly features Interior Design Firm Hybrid Designs Civil & Structural Engineer K. L. Chan & Associates Mechanical & Electrical Engineer Jurutera Perunding Setiakawan Landscape Architect Just Right Design Sdn Bhd Interior Fit-Out Contractor A&J Designs Images Total Investment Sdn Bhd
Dining and kitchen areas
The three-storey clubhouse spans 30,000 square ensure a reasonable unit and landscape yield based feet, the largest within any residential development on the shape and size of the site. The land sits on in Ipoh. It serves as the centre of organised an elevated ground, which offers good views of the community activities and comes with a range of surrounding hills and protection against flooding facilities, including a lounge area, gym, games and drainage issues. Hence, the buildings are room, pool table room, 24-seater mini-cinema, designed to take advantage of the terrain’s views, karaoke room, TV lounge, reading room, private wind and airflow. function rooms and community planting boxes. A café and dining area are also in the works. To ensure that the project is sustainable and able to meet the price expectations of residents, GreenAcres was conceptualised as an open construction costs were controlled tightly. This was community with a resort-like environment, where achieved by dealing directly with building material each home opens out directly to linear gardens, manufacturers or wholesalers. Material usage was with walking paths, gazebos, water features and also monitored to minimise wastage. As much as flourishing greens. possible, local materials and resources were used as the developer’s main consideration was to be BUILDING CONSIDERATIONS able to obtain service and support quickly and One of the main planning considerations was to cost effectively.
60 FAOL-Frontier.indd 1 07/12/2017 11:39 AM PROJECTS
Aerial view of the campus master plan ISKL AMPANG HILIR CAMPUS
62 Sited on more than 25 acres in Ampang Hilir, Following a design competition, US-based HOK the International School of Kuala Lumpur’s (ISKL) International was appointed as lead designer for new campus will be ready for 1,800 students— the concept and schematic stages of the project from kindergarten through Grade 12—when it before handing over to VERITAS Architects locally opens its doors in August 2018, with an ultimate to compete the detailed design. capacity of 2,500 students. MODERN LEARNING SPACE “The design brief, as supported by the ISKL A central element of the design brief was that the new board of directors, has remained constant over campus be designed as a modern re-interpretation the years since the project was first conceived— of Malay architectural tradition, where the overall and that was to create a unified campus for campus is sympathetic to the climate and its all school divisions, which incorporates the surroundings, and as a a living facility where key latest in flexible learning spaces to support areas and features can be used as teaching tools. 21st-century learning and promotes sustainable practices,” says Dave Perrau, ISKL’s director of The physical structure features brick façade elements project operations. in a songket pattern, and an east-west orientation of
63 PROJECTS
Front entrance of high/middle schools
the main teaching blocks to provide natural shading re-use and transfer existing furniture, rather than and a view of the Kuala Lumpur skyline. dispose, and to creatively upcycle many items to complement a modern setting. The purpose-built campus offers a range of academic, athletics and arts facilities. There CHALLENGES are state-of-the-art technology and science Running across the south-east corner of the laboratories, indoor and outdoor sports site is a reserve for the Smart Tunnel drainage complexes, and an aquatic centre featuring learn- system, which provided a challenge for the to-swim, competition and Olympic-sized pools. design team in orientating the buildings without The performing arts centre includes a 650-seat impinging on the reserve. theatre, 250-seat purpose-built concert recital hall, a Black Box theatre, 600-seat elementary Budget was also a key challenge in translating the theatre and an external amphitheatre. brief into the space planning. ISKL is a non-profit school governed by a volunteer parent board of Teaching areas have been intentionally designed directors, who have been insistent on the project around large common spaces, which allows for staying within its RM365 million budget and being interclass collaboration, presentations, chill-out or delivered on time. reflective spaces, to support all kinds of learners. To do so, there was a need to revisit the design SUSTAINABLE BUILDING and optimise the space planning, which reduced The school has been designed to achieve GBI the gross floor area by about 15,000 square Platinum rating with many elements, from chilled metres. Originally, the external feature envelope floor stabs for cooling to rainwater harvesting. for the front of the school was envisaged as a full brick solution, but when market tested during In line with GBI Platinum requirements, every the design stage, it exceeded the budget. The effort has been made to source materials locally. school then worked closely with its designers The school engaged with local manufacturers and contractor to develop a hybrid system that and supply chain to develop materials according captures the timeliness of brick, interspersed to its specifications and needs, with price and with modern aluminium-coloured vertical fins. quality as the main evaluation criteria. A dedicated team within the school has also been As part of the school’s commitment to sustainability, working to raise private money through reaching the brief for space planning for the furniture fitments out to its community to support enhancements of and equipment (FF&E) required the designers to selected spaces, which fell outside the budget.
64 PROJECT DATA Project Name ISKL Ampang Hilir Campus Location Jalan Ampang Hilir, Ampang, Kuala Lumpur Expected Completion June 2018 Site Area 26.9 acres Gross Floor Area about 95,000 square metres Owner The International School of Kuala Lumpur Architecture Firm VERITAS Architects Principal Architect Ng Yiek Seng Interior Design Firm Spacezero International Principal Designer Zhu Jinn Wan High School Science Commons Civil & Structural Engineer AECOM Mechanical & Electrical Engineer AECOM Quantity Surveyor Baharuddin Ali & Low Lighting Consultant AECOM Landscape Architect VERITAS Landscaping Green Building Consultant VERITAS Environmental Main Contractor Sunway Construction Images HOK International Ltd
Middle School Art Commons
Concert recital hall
65 Winner | Malaysia | BCI Asia Top 10 Developers 2017
PROJECTS
Each podium has different themed facilities and gardens BSP21
66 A ‘runway deck’ at the pool area
BSP21 comprises 10 high-rise blocks— glazes are also incorporated to encourage with 2,602 units of serviced residences and natural ventilation and airflow. 28 units of shops—built over 21 acres in the 850-acre Bandar Saujana Putra township. To cater for the residential population, the Phase 1 is targeted for completion in the fourth layout is designed to ensure ease of flow and quarter of 2017. accessibility. The tower blocks are arranged thoughtfully on three different car park podiums, This development, by LBS Group, is designed with each podium having separate access to the as a modern and contemporary living hub, car parking levels, reducing traffic congestion. emphasising simple vertical architecture. As Each block has its own drop-off lobby with the project is next to two major highways— controlled access for security. The units come SKVE and ELITE—the tower blocks are raised in eight different layouts, ranging from 610 to above the parking podiums to reduce noise 1,711 square feet, to suit various preferences permeability. Adequate openings with minimal and needs.
67 PROJECTS
Aqua reflexology is one of the 70 facilities at this development
FACILITIES APLENTY thought out, with active spaces (such as The well-planned block orientation and the extreme park and basketball courts) on configurations help create a good balance the ground floor, themed playgrounds on between population and recreation. The many each podium, and community gardens and communal spaces, with more than 70 facilities, exercise decks on all the rooftops. There are encourage bonding between residents and separate dedicated jogging and bicycle tracks, enhance the neighbourhood lifestyle. totalling about 2.7 kilometres in length, and a 66,000-square-foot clubhouse spread over The major facilities are elevated and free from four levels. traffic flow. There are more than 4 acres of podium deck, and each podium has different The main pool and lap pool, on Podium B, are themed facilities and gardens, which are connected by a ‘runway deck’, which creates inter-connected with sky bridges for easy access. a ‘floating’ effect as you lounge and sunbathe, while the pool’s infinity edges enhance the The hierarchy of facilities spaces are well façade’s aesthetical value.
68 PROJECT DATA Project Name BSP21 Location Bandar Saujana Putra, Selangor Expected Completion Phases 1 and 2 (Blocks A–E): 2017 Phases 3 and 4 (Blocks F–J): 2018 Site Area 21.14 acres Gross Floor Area 347,069.31 square metres (excluding car parks) Building Heights 18–27 storeys Number of Units Serviced residence: 2,602 The Maze Garden Shop: 28 Owner/Developer Utuh Sejagat Sdn Bhd (subsidiary of LBS Group) Architecture Firm Blee & W Architects Sdn Bhd Principal Architect Ar Lee Be-Hsin Interior Design Firm Match Hatch Studio Sdn Bhd Principal Designer Sha Li Civil & Structural Engineer Jurutera Perunding JPC Mechanical & Electrical Engineer Zath Perunding Sdn Bhd Quantity Surveyor Ng Kai Seng & Associates Lighting Consultant Midwest Sdn Bhd Landscape Architect VL Design Sdn Bhd Main Contractor ML Global Sdn Bhd BSP21: a lifestyle-focused contemporary living hub Interior Fit-Out Contractor Match Hatch Studio Sdn Bhd Images Line Motion Sdn Bhd (perspectives); LBS Bina Group (interiors)
The 66,000-square-foot clubhouse spread over four levels
69 Winners | Malaysia | BCI Asia Top 10 Architects and Developers 2017
PROJECTS
A 50-metre-long swimming pool at the centre of the development SERI MUTIARA APARTMENT
70 PROJECT DATA Project Name Seri Mutiara Apartment Location Setia Alam, U13 Shah Alam Completion Date April 2016 Site Area 16.8 acres Gross Floor Area 866,000 square feet Number of Units The clubhouse and linear park link the six apartment blocks together 676 Developer Bandar Setia Alam Sdn Bhd (subsidiary of S P Setia Bhd) Architecture Firm T&T Architect Sdn Bhd Principal Architect Datuk Ar Kiat Tung Civil & Structural Engineer Perunding JPTM Sdn Bhd Mechanical & Electrical Engineer Prudenergy Consulting Sdn Bhd Landscape Architect Hoda Design Main Contractor Setia Precast Sdn Bhd Each block is planned and designed in pairs, enclosing their own landscaping and facilities Images PWR Sdn Bhd
Seri Mutiara Apartment in Setia Alam sets out to landscaping and facilities—such as playgrounds, redefine public perceptions of affordable housing. futsal courts and badminton courts—which Designed by T&T Architect, the development encourage neighbourhood interactions. proves that contemporary living spaces that are in sync with modern lifestyles yet easy on the pocket At the heart of the development is a clubhouse with are highly possible with careful spatial design, an Olympic-size pool and a connecting linear park landscaping and facilities. for safe pedestrian-friendly access.
SPACE PLANNING AFFORDABLE QUALITY The six apartment blocks are built to suit the In adopting a modular precast system, the architects existing platform, which minimised earthworks and worked closely with the precast contractor to offer disturbances to existing topography. The blocks are customised façades, such as deep window copings staggered in horizontal terrace rows, perpendicular that can serve as an air-conditioner ledge. Materials to the main road, for efficient and easy access. All were mainly locally sourced and chosen based on blocks have a north-south orientation, facing away practicality and durability, without compromising from the sun to reduce heat gain. aesthetics or quality.
Internal spaces are also provided with naturally For the ground floor units, the finished floor level is cross-ventilated corridors, via the tilted block raised to improve the privacy of internal spaces. For alignment, which induces air movement. To the highest floor, a double roof configuration—a maximise space, symmetrical and practical floor metal roof atop a concrete one—is used to plans are used. provide extra protection from the elements and additional insulation for units below. SOCIAL LIVING Generous ‘condominium’ facilities are provided The success of this project shows the growing need in this medium-cost apartment. Each block is for more quality living, and that good building design planned and designed in pairs, enclosing their own and affordability are not mutually exclusive.
71 P51_Ads-Probuild.indd 1 10/10/2017 11:36 AM IDA_2018_C+_Ad_ThankYou_3011.pdf 1 11/30/17 5:23 PM
Thank you for your
C support and participation in
M
Y Interior Design Awards 2018. CM We look forward to MY CY announcing the CMY
K winners soon!
Sponsored by Organised by
Partners & Supporters INTERIORS LITTLE GIRAFFE BOOK CLUB
For the past five years, the Little Giraffe Book as commercial space to generate revenue for fundraising and the help of residents, people Club has been housed in a container at a park the sustainable operations and maintenance of and companies started to donate money and in Cheras, Selangor. Recently, the community the library. materials. Hence, the whole design had to library decided to expand out of its limited space be revised and adjusted at different stages and establish a new premise—an old house in a The food stalls from the outer area is connected according to the materials the team acquired. Chinese new village. to a dining area. The original living room is Initially, there were only two full-time volunteers transferred into a small public space that and one intern involved, but as the project went PRESERVING ROOTS creates a buffer area for visitors to move around on, others joined the team. Old houses have historical roots that are lost without interrupting activities in the library. This when they are demolished and rebuilt. The public space is available for performances and The main objective of this project is to encourage team behind the project wanted to preserve and for artists or commercial businesses to set up community involvement, hence the team showcase the beauty of old houses. This house booths and sell merchandise. There is also an minimised the difficulty level of the construction was chosen because it had public parking next to office in the attic. works to ensure volunteers of all ages can it, which was important for a community space. participate. A modular ‘box’ concept was the main The team infused new elements, such as a new A COMMUNITY EFFORT element of the project, because it is easier to steel structure, while maintaining the historical In November 2016, the team presented proposals ‘build a box’. marks and original space characteristics. to leaders in the community, and renovation works began in February 2017. The design consideration for the whole space The preliminary design divided the house into was to allow visitors to choose a relaxing way to two parts—half of it is used as a library area The whole project started with just RM5,000, enjoy a good book or conversation. Hence, the for children to read, listen to stories or watch which was only enough to buy basic tools team decided to use movable furniture, such as performances, while the other half is set aside and some materials, but through internet benches and wooden boxes, which function both
The original space characteristics were retained within a reinforced structure
74 A cosy dining area
75 PROJECT DATA INTERIORS Project Name Little Giraffe Book Club Location 114, Jalan 15, Batu 11, Cheras, Selangor Completion Date 22 July 2017 Site Area 390 square metres Gross Floor Area 224 square metres Client/Owner Little Giraffe Book Club Architecture Firm Akar Studio
The library’s open concept allows visitors to find their own favourite spot Principal Architect Lee Soon Yong Project Volunteers Loke Chee Yung; Chua Ban Chuan; Joden Pu; Lee Soon Yong Images Lee Soon Yong
A library for the community, by the community as bookcases and seats, instead of more formal The lower part of the house columns had mostly sitting arrangements with tables and chairs. The decayed. To maintain the original structure while team also collected and recycled discarded increasing the overall stability, the lower part was wood materials from factories to be used as removed and replaced with metal structures decorative materials. and stabilised with reinforced concrete. This method prevented another termite infestation, CHALLENGES while maintaining the original appearances of a Some big challenges included a house structure historical new-village house. that was infested by termites, a leaky roof, an original skylight window that had been sealed, A nearby steel factory ensured that the team and the limited built-up area of the original house. could replenish materials quickly when needed. The team had to add on several design details to The metal structures were painted with dark solve these problems. green anti-rust paint, creating a stark contrast between the original wooden structure and new The termite infestation area extended from the steel structures. wall to the main structure, so the team chose to use a steel mesh wall to replace the wood The whole project was completed within six structure and the windowsill. This had three months at a total cost of RM40,000, excluding advantages: lower costs, natural ventilation and a the team’s salary and materials sponsored by green wall for plants. hardware shops.
76 BCI_Malaysia Edition edit_V1.indd 2 08/11/2017 4:37 PM
DunlopilloCeratrade.indd 1 07/12/2017 5:03 PM INTERIORS SOMERSET MEDINI ISKANDAR PUTERI
Somerset Medini Iskandar Puteri in Johor is a children on vacation. A striking coloured feature Singapore’s Gardens by the Bay, the Oasis is a mid-range serviced residence under The Ascott Ltd. wall and carefully selected artworks add warmth three-dimensional, multiple-level green space, to each apartment. which includes a central ravine, colonnade, water As Somerset Medini is located within walking walls and overhead walkways. distance from Legoland Theme Park and close In fact, the artworks in the rooms and public to Hello Kitty Land, the design direction for the areas—featuring tropical flora and fauna, fruits Materials used for this project are chosen development is naturally more family oriented. and insects—are specially commissioned from according to Green building requirements. The 310 units come in a choice of studio, one-, Malaysian artists by the hotel to immerse foreign Most are procured locally, while some premium two- or three-bedroom apartments, with a fully guests in the local arts and culture. All art pieces materials are imported from China to keep within equipped kitchen, separate living, working and are original or reprinted works, with copyrights budget, without compromising the final finishes sleeping areas, and an en-suite bathroom. endorsed by the artists. of the project. The monsoon rains and the wet weather were the biggest hindrances of the Interior design firm TID Design set out to create Somerset Medini is part of the 1.9-hectare Afiniti building works, but the delays were successfully a cosy home-living experience, with priority Medini mixed-use development, which features countered with an increased workforce and given to safety and easy-to-use amenities a lush green sanctuary, the Oasis. Designed by efficient time management on the part of the that are suitable for both seniors and young Grant Associates, the landscape architects behind interior design contractor.
The understated lobby, showing various commissioned artworks by local artists
78 PROJECT DATA Project Name Somerset Medini Iskandar Puteri Location Jalan Medini Utara 4, Medini Iskandar, Medini, Iskandar Puteri, Johor Completion Date 1 Feb 2016 Site Area 4.6 acres Gross Floor Area 300,000 square feet Building Height 34 storeys Number of Units 310 A master bedroom in one of the 310 apartment units Client Ascott International Management, Malaysia Architecture Firm aQidea Architects Sdn Bhd Principal Architect Ar Ahmad Rozi Abd Wahab Interior Design Firm TID Design (M) Sdn Bhd Principal Designer Simson Moi Civil & Structural Engineer Jurutera JRK Sdn Bhd Mechanical & Electrical Engineer Li-Zainal Sdn Bhd Quantity Surveyor Unitech QS Consultancy Sdn Bhd Lighting Consultant Light Cibles Sdn Bhd Landscape Architect Grant Associate Singapore Pte Ltd A holiday home away from home Green Building Consultant Aurecon Singapore Pte Ltd Main Contractor Sunway Construction Sdn Bhd Interior Fit-Out Contractor Cityneon Creations Pte Ltd Images Ascott International Management, Malaysia
The children’s playroom
79 INTERIORS COLONY @ KLCC
Shared office spaces are no longer just LUX AND CLASS other side, a large framed mirror stands out cubicles and desks for rent, as Colony Space Stepping into Colony @ KLCC, you would against a grey industrial-like backdrop, with Asia demonstrates with its serviced office be forgiven for thinking you are at a five- a discrete reception counter and a staircase concept. Its first offering, Colony @ KLCC, star hotel. The 1,600-square-metre office leading up to three meeting rooms. seeks to create a sophisticated environment space at Vipod Business Centre has been that meets both the lifestyle and working transformed into a modern and luxurious Straight ahead, a striking black-and-white needs of millennials and small companies. environment with a classy Gentleman’s Club checkerboard marble floor leads down a long vibe. Wall-to-ceiling glass windows on both brightly lit corridor, flanked by office suites, Apart from renting a desk or private office ends brighten up the entire interior. gold-framed monochrome art works and in the central business district, tenants can wooden bookshelves. enjoy a lounge area, a café, dedicated nap One side of the double volume lobby area rooms, a massage room, a lactation room, a sports a sleek black café bar, juxtaposed The office suites range from 84 square feet play area for kids, meeting rooms, as well as against open-faced brick walls and wooden (two seater) to 200 square feet (six seater), access to a rooftop gym and swimming pool bookcases. Modern lighting fixtures contrast with a total of 50 rooms that can be customised with a panoramic view of the city centre. with a vintage-looking wall clock. On the by tenants according to their needs. For those
Lounges for working, networking or discussions
80 A long white corridor leading to the office suites
81 INTERIORS
The café area at the entrance
A multi-function event space who like to roam, there are open ‘hot desks’ This exclusive area can be rearranged and that was both functional and eye-catching. in the spacious co-working area and various used for various private functions. inviting lounges to choose from. As the site is situated in a mixed residential CREATING COLONY and commercial building, limited renovation For some shut-eye, there is even a beach-themed Co-founders Timothy Tiah and Audrey Ooi hours were a challenge as the office space nap room complete with a hammock, dark grey worked closely with Hoe & Yin Design Studio was still in use. Budget allocation was walls and low lighting. to create a space that was classy, not clichéd. another issue as, along with the overall space All materials were procured locally due to transformation, the air-conditioning system The main event space is another highlight the limited timeline, and the furnishing was had to be upgraded and the office chairs with its high ceiling and full-length windows. carefully selected to create the right setting replaced.
82 PROJECT DATA Project Name Colony @ KLCC Location Vipod Business Suites, Jalan Kia Peng, Kuala Lumpur Completion Date July 2017 Gross Floor Area 1,600 square metres Building Height 2 storeys Owner Colony Space Asia Interior Design Firm Hoe & Yin Design Studio A co-working space with a view Principal Designer Ar Katrine Cheong Interior Fit-Out Contractor Hoe & Yin Design Studio Images Carol Yong
A cosy beanbag lounge area
A play area for bring-your-kid-to-work day All apartments come with fully equipped kitchens
83 INTERIORS
The double volume main hall comes with a suspended bridge and a plane CO3 SOCIAL OFFICE
Connectivity, collaboration and community: COOL FACTOR This spirit also echoes off the office walls, via these are the three ‘CO’-re values that make The overall design concept is a light industry two artworks by well-known Malaysian graffiti up the CO3 Social Office in Puchong, Selangor. feel—red brick walls, metals and wood—with street artist Kenji Chai. One is of an eagle, Actually, there should be a fourth—coolness! Scandinavian and retro American touches. representing the spirit of bravery and courage to soar, while the other is of a dog strapped “We wanted to create the coolest office in The office is tucked within unassuming shop to a rocket, a fun take on the idea of ‘flying Malaysia, so the design had to revolve around lots, with a small staircase leading up to the without wings’. unconventional and fun elements,” says CO3 CEO second-floor reception area. Upon entry, visitors Yong Chen Hui. are greeted by a large main hall with a suspended As the office is located beside a busy main road bridge stretching across the double volume and a shopping mall, the interiors are designed The main concern was to create a place where space, and a shiny red-and-black ‘wingless’ plane as a calm respite from the hectic traffic outside. people can connect, so that there will be sitting in the middle of it. Creating a space within a space is a prevalent collaboration, and eventually community, among theme, and this is translated into a wide variety the members. As such, the design of the space More than just an eye-catching feature, the plane of nooks and corners for members to use and had to be comfortable yet interesting enough to holds a more symbolic representation. “The plane ‘escape’ to when needed. For example, there is spur conversation. and its lack of wings embody the spirit of courage, the classy and exclusive-looking Mafia Room, where flying, or in a sense, ‘succeeding’, is more which feels like an entirely different world from the A team of young in-house designers contributed than just the physical or material, but rather, rest of the office, while a ‘greenhouse’ frame in their perspectives and ideas for the co-working what’s within you—your courage, determination, the library area creates a home-like environment office, which was constructed within 90 days. persistence, and more,” Yong says. for some reading.
84 A relaxing and inspiring office environment
85 INTERIORS
An eagle wall art by Malaysian street artist Kenji Chai
Other just-for-fun features include a suspended community. There are also pantries on each of the hall, cutting down on the need for daytime reading net, sleeping pods and even a metal the three floors, which serve meals and act as lighting and, thus, encouraging sustainability. spiral slide. In support of the local ecosystem, meeting points for discussions and collaboration. most of the materials used are procured from and The tight time frame also meant work had to custom-made by local suppliers. Local Cengal CREATING SPACE carried out on site almost round the clock. wood is used to make tables, while certain The main challenge of this project was to Sourcing for distinctive and quality furniture in one-of-a-kind items, such as leather chairs and transform 11 shop lots into ‘Malaysia’s coolest Malaysia was also challenging and required a decorative pieces, are sourced from abroad. office’. The biggest constraints were the limited lot of research and recommendations to find the size of each shop lot and the low ceiling height. right suppliers and manufacturers. Another note-worthy feature is the Honor Grocer, where members and the public can purchase To resolve this, the team decided to demolish and With an existing built-up of 22,000 square feet, food and beverages based on an honour rebuild the internal structure. Creating the main hall CO3 is currently the largest co-working office in system—take what you want, put the money into involved taking out an entire floor and raising the the country, and it plans to expand to 32,000 a collection jar and take whatever change is due. roof. This effort, paired with the use of more glass square feet. The company also plans to open four The aim of this is to foster trust among the CO3 windows and skylights allowed more sunlight into more such offices in 2018.
86 PROJECT DATA Project Name CO3 Social Office Location Puchong, Selangor Completion Date July 2017 Gross Floor Area 2,080 square metres Building Height 3 storeys Owner CO3 Social Office Sdn Bhd Heads of Project Erny Looi; Patric Looi Interior Designers CO3 Social Office Project Team The ‘greenhouse’ frame in the library area creates a comfy home-feel for quiet reading Civil & Structural Engineer Ban Lee Hin Engineering & Construction Sdn Bhd Mechanical & Electrical Engineer Tunas Alaf Sdn Bhd Main Contractor Wing Seong Fatt Construction Sdn Bhd Images CO3 Social Office Creative Team
A cozy corner for community users
The metal spiral slide is one of the fun unconventional features
87 INTERIORS PS150 BAR Designing a bar is not unlike creating a cult culture much of the original pre-war building condition backdrop. Dark wood, soft leather and a copper in itself. There are numerous speakeasy-inspired preserved, enhanced and reinterpreted. bar are softly lit by more red lanterns and a red bars sprouting up in Kuala Lumpur, many of which neon sign reading chee cheong kai in Chinese— are trendy European or English type gentlemen As guests go through the stages, the spaces the traditional name for Petaling Street. bars. The PS150 owners wanted a bar with a more and textures start to unfold. The first stage is local flavour. And what better location than an old a vintage-looking space that harkens to the A heavy metal door at the rear of the bar serves as shophouse in what was once a thriving brothel pre-Prohibition era. Visitors are met with wide a secondary entrance for guests who want a dark district in the city. charcoal wing-backed chairs, set behind beaded street entrance adventure. curtains. Light filters through oriental parasols The point of entry for the cocktail bar posed the festooned from the ceiling, bathing the historical OLD CHARM greatest hurdle as the frontage was an unexciting photographic portraits adorning the hall in a soft The designers focused on ensuring the old 1960s provision shop, constraining the visual presence of red glow. The room has a sensual feel, harking charms, from the days of the Straits Chinese what was intended to be a hip space. The solution back to the building’s former life as a brothel. merchants, are preserved authentically, down to the was to create a hidden entrance, disguised as traditional construction methodologies used. a traditional toy shop, making the first point of Moving into the open-air smoker’s courtyard, one interaction with guests a memorable one. is transported to the Tiki or post-war era. Deep Recycled timber was used for the carpentry, and some rich leather chairs seductively beckon, while drink of the fitments were done without nails. The original The antique toy counter at the entrance evokes ledges set into the exposed brick wall invite visitors pre-war bricks were exposed, and its plaster stripped long-lost childhood memories, belying the to partake in the somewhat lost art of conversation away, revealing the textures of a building that was more adult fun that lies inside. This yearning for with strangers. The roots of an aged fig tree creep once lost in time. Natural cement was used to mimic a more golden age is echoed throughout the down the wall, lending an ethereal air of spirituality. the old style of these Straits Chinese shophouses. establishment. Pushing through, the Revival-era main bar area Whimsical sprayed-on patterns on the floor mimic COCKTAIL MILESTONES is revealed behind the doors. Backlit in warm the traditional Indian henna tattoo, one of the The bar is laid out in three different stages—its tones, rows of exotic and hard-to-find alcohol subtle details that help enhance the richness of the seating zones marking three distinct eras—with bottles reach all the way to the ceiling as a striking experience with an ‘indie’ feel.
A backlit backdrop of bottles
88 PROJECT DATA Project Name PS150 Bar Location Petaling Street, Kuala Lumpur Completion Date December 2015 Site Area 100 square metres Gross Floor Area 100 square metres Building Height 1 storey Client/Owner Bay Baristas
The bar entrance, disguised as an old-school toy shop Interior Design Firm Genius Loci Pte Ltd Principal Designer Benjamin Joseph Kim Mechanical & Electrical Engineer MESET Engineering & Associates Sdn Bhd Interior Fit-Out Contractor Vanquish Constructions Sdn Bhd Images Genius Loci Pte Ltd
The vintage space basks in a soft red glow
The outdoor smoker’s den
89 INTERIORS RICCARTON CAPSULE HOTEL Malaysia’s first ‘space age’ capsule hotel was There are also slightly larger capsules that can fit purchased locally due to ease of purchase and conceptualised as a simple, economical and a couple and a child. follow-up services. convenient accommodation alternative in Kuala Lumpur city. Located close to the National Heart Each capsule is made of fireproof material with an CHALLENGES Institute and KPJ Tawakkal Specialist Hospital, aerospace design and soft blue lighting. Despite One of the biggest challenges for this project the Riccarton Capsule Hotel also offers patients its size and minimalist concept, the capsules are was to get approval from the Kuala Lumpur and their families a comfortable and affordable equipped with a set of bedding, air-conditioning City Council, as this was the first and only hotel temporary home. ventilation with control buttons, a smart TV, WiFi, with this type of capsule concept. It took several light dimmers, make-up mirror, panic button, presentations and meetings over one-and-a-half Designed by S.H. Yeong Architect, the hotel smoke detector and other electronic amenities. years before the project was finally approved. comprises contemporary three-star-equivalent Thoughtful details include hooks, ledges and deluxe rooms as well as futuristic space charger ports. Each capsule is secured by an While it is a fairly new concept in Malaysia, the pod-concept capsule rooms. The deluxe rooms electronic hotel card reader on the door, while capsule hotel has been around for a while—it come in double, family rooms or suites, and walkways are monitored by CCTVs. was first introduced in Osaka, Japan, in the are equipped with air-conditioning and quality late 1970s as a place for white-collar workers bedding. Rooms facing the main road have thicker The capsule room comes with a common to rest between each work day. Today, it is an glass panels for maximum noise reduction. work desk area and ironing boards, while a increasingly popular accommodation option small luggage locker is provided for personal across the region, and the team behind Riccarton CAPSULE LIVING belongings. The common washrooms have Capsule Hotel hopes to be a driving force behind A standard capsule is 4 feet wide and 8 feet long, modern fixtures and water-saving shower its growth in Malaysia, especially among young with approximately eight capsules in a room. and sanitary systems. All materials used are generation travellers.
Riccarton Capsule Hotel offers affordable and convenient accommodation with a difference
90 Minimal yet fully equipped sleeping capsules
Each futuristic-looking capsule room has about eight capsules
91 PROJECT DATA INTERIORS Project name Riccarton Capsule Hotel Location Jalan Pahang, Kuala Lumpur Completion date April 2017 Site area 3,000 square feet Gross floor area 18,000 square feet Number of rooms 20 rooms; 104 capsules Client/Owner Prestasi Import Sdn Bhd Architecture firm S.H. Yeong Architect Guests also have a choice of contemporary-styled deluxe rooms Interior design firm S.H. Yeong Architect Principal designers Datuk Danny Yip; S. H. Yeong; Dennis Lim Civil & Structural Engineer Poo Choon Beng Mechanical & Electrical Engineer Go King Ching Lighting Consultant YESB Sdn Bhd Green Building Consultant Go King Ching Interior Fit-Out Contractor Pavillion Design Sdn Bhd
A common work desk area in the capsule room
Lockers for personal belongings and luggage
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The landscaped piazza at the main entrance CONLAY STATION INTEGRATED DEVELOPMENT
94 The site above the upcoming MRT Line 2 its connectivity, it also gives rise to challenging Conlay Station, along Jalan Conlay, Kuala Lumpur, architectural, technical and constructional issues. is being developed by Conlay 301 Sdn Bhd into a cohesive integrated development, comprising There are time constraints and budgetary three office blocks with a podium, shopping mall issues involved in accommodating two ongoing and retail plaza. developments on the same site. The development has to be phased with careful design strategies Designed by AKIPRAKTIS, this development and smart planning. This early collaboration and is positioned as a lifestyle and activity hub cooperation with the MRT builder will result in a for the KLCC–Jalan Conlay area. The first smoother progress for both projects, which will be phase, currently under construction, includes a especially pivotal at the later stages when the mall 41-storey tower, with 33 storeys of offices and an is built atop the station. eight-storey podium. GREEN BUFFER TRAINSIT-ORIENTED The development also has to be blended and A key element of this project is the upcoming MRT integrated with the underground MRT station. station underneath the mall area. While this will Design features include a green buffer area to serve as a catalyst for the development and boost separate the station construction, and the eventual
95 IN DESIGN
Conlay Station towers will be soaring tall along Jalan Conlay
large atrium areas, which will serve as an interface devices for the building, resulting in better energy between station and shopping mall. efficiency.
This buffer area includes a landscaped piazza at The main lobby’s floor, walls and reception counter will the main entrance, with an iconic canopy and water be finished with beige marble, imported from Iran, to features. Wide walkways are designed to link all give a neutral earth tone ambience along with a sense the architectural elements at the ground level. The of grandeur for all who enter the tower, complemented al fresco area creates an environment for visitors with bright yellow settees and modern furniture. to interact socially and patronise the F&B precinct. The same warm and neutral earth tones will be TOWER 1 implemented to enhance the welcoming and The office tower will be constructed with stylish feel throughout the office tower, especially reinforced concrete and grey-tinted low-emissivity in all the lift lobbies, using locally produced double-glazed glass. The glass façades will porcelain tiles. The office spaces will be fitted with be clad with metal screening at the west and east a raised floor system, ready for adaptive use by corners, which will act partially as sunscreening corporate occupants.
96 PROJECT DATA Project Name Conlay Station integrated development Location Lot 301, Seksyen 63, Jalan Conlay, Kuala Lumpur Expected Completion 2020 (Phase 1) Site Area 27,542.9 square metres Gross Floor Area 275,000 square metres Building Height Tower 1: 41 storeys Tower 2: 51 storeys Tower 3: 47 storeys Client/Owner Conlay 301 Sdn Bhd Bright yellow settees provide accents against the neutral backdrop of imported beige marble Architecture Firm AKIPRAKTIS Principal Architect Datuk Ar Chan Chee Yoong Civil & Structural Engineer SNA Consult Sdn Bhd Mechanical & Electrical Engineer Kuasa Tenaga Sdn Bhd Landscape Architect Pentago Green Building Consultant DME Solutions Main Contractor Pembinaan Kerry Sdn Bhd Images AKIPRAKTIS
Conlay Station will be a cohesive integrated development atop a new MRT station
Drop-off area at Tower 2
97 IN DESIGN
The mixed development comprises SoVos, serviced apartments and retail offices, with a direct link to an MRT station SQWHERE
98 Hydro features for residents to enjoy
S elangor Dredging Bhd’s SqWhere is an is connected via a dedicated link bridge. The upcoming mixed development with SoVos, station is part of the Sungai Buloh–Kajang line, serviced apartments and retail offices, which which passes through Sunway Giza, 1 Utama has been designed as a thriving green and The Curve shopping centres, and has enclave. direct access into the heart of the Golden Triangle in central Kuala Lumpur. It is also two Located on Jalan Sungai Buloh, the stops away from the Sungai Buloh KTM station development is strategically located across the and the MRT Line 2 (Sungai Buloh–Serdang– road from the Kampung Selamat MRT, which Putrajaya) connection.
99 IN DESIGN
Living and dining area in the serviced apartments
GREEN ENCLAVE As the site gently slopes down towards the About 61 per cent of the entire development south and west sides, the terracing of the is dedicated to green landscaping, such as the commercial units on the ground and first floors 1.7-acre forest deck, which far exceeds the ensures that these units always maintain a required 10 per cent for city developments. connection to the street level. The basement parking area below the commercial levels At the heart of the mixed development, facing and landscape deck provides the necessary the shops and restaurants, is a landscaped commercial parking, while elevated parking will courtyard called Retail SqWhere, which be provided for the residential units. provides a communal space for both residents and visitors. The idea of this ‘town square’ KEEPING IT GREEN concept resulted in the name SqWhere—the Passive design principles are employed to place where all activities take place. make this development more environmentally sustainable. The tower blocks are oriented STACKING IT RIGHT north-south to minimise heat gain, while Each of the components in the development windows are generously proportioned to have different access and serviceability. The provide adequate daylighting and ventilation. 302 SoVo units and 255 serviced apartments Use of vent blocks in the building’s raw finish are placed in the two towers that sit on a provide some visual interest, yet screening podium and share the facilities deck. Facilities ability. include a floating gym, hydrotherapy, lap and children’s pools, children play area, function The extensive landscaping provides room, meeting rooms, and co-working spaces. environmental cooling, and the pedestrian The size, proportion and positioning of windows walkways connecting all the various on the building elevations help create visual components help reduce the need for vehicular interest on the façade. transportation.
100 PROJECT DATA Project Name SqWhere mixed development Location Jalan Sungai Buloh, Seksyen U19, Shah Alam, Selangor Expected Completion October 2019 Site Area 4.84 acres Gross Floor Area 92,945.60 square metres Building Height Retail/Office: 3 to 6 storeys SoVo: 41 storeys Serviced apartment: 37 storeys Office tower: 17 storeys
Family gathering area Number of Units Retail/Office: 82 SoVo: 302 Serviced apartment: 255 Developer Selangor Dredging Bhd Architecture Firm Asima Architects Sdn Bhd Principal Architect Tony Sim Wei Hang Civil & Structural Engineer Perunding KCT Sdn Bhd Mechanical & Electrical Engineer Perunding KMN Sdn Bhd Lighting Consultant Fabulux Pte Ltd Landscape Architect WDI Sdn Bhd Main Contractor Al Ambia Sdn Bhd Windows are generously proportioned for adequate daylight in the living spaces Images Selangor Dredging Bhd
Dining area
101 Winner | Malaysia | BCI Asia Top 10 Developers 2017
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The gym and pool at the Lagoon Pavilion PAVILION
102 PROJECT DATA Project Name Pavilion serviced apartments Location Bandar Puteri Puchong, Selangor Expected Completion End-2019 Site Area 5.47 acres Number of Units Serviced apartment: 606 Retail shop: 18 Office: 45 Building Height Tower A: 35 storeys Tower B 39 storeys Several Sky Pavilions are located across both towers Developer Flora Development Sdn Bhd (subsidiary of IOI Properties Group Bhd) Architecture Firm ADJ Architect Principal Architect Ar Alvin Lim Main Contractor SBR-Sri Binaraya Mechanical & Electrical Engineer Perunding Eagles Civil & Structural Engineer SNA Consult Images IOI Properties Group Bhd
A viewing deck with unobstructed views
Pavilion, by IOI Properties Group, is a resort-style RESIDENCES luxury development in Bandar Puteri Puchong, Each tower floor has two wings, separated by Selangor, comprising serviced apartments, retail a lift lobby, with five units on each side. Units shops and offices atop the podium level. range from 983 to 1,256 square feet and come in three practical layouts that are optimised for The 18 retail shops and 45 offices are arranged space utilisation. for maximum frontage facing Lebuh Puteri, with both apartment towers rising tall behind them. The serviced apartment units are designed as ‘semi-Ds’, with windows on at least two The facilities deck includes several pavilions, sides. Seven-foot-high glass window façades as the project’s name suggests. The Active and 8-foot-high sliding doors serve as Pavilion comprises sporting facilities, the Lagoon sustainable design features that draw in Pavilion comprises pools and cabanas, while the natural lighting and promote cross-ventilation for Kid Explore Pavilion has a play house and space for every unit. children to run and enjoy outdoor activities. The towers’ façades also incorporate pavilion-style Apart from these, there are also several architectural elements, with balconies creating an Sky Pavilions on various levels of the towers, where interplay of walls at alternate floors. More than residents can relax and unwind, read or play. The 90 per cent of the tower blocks are designed Kids Lab Pavilion, for example, includes a library with north-south orientation for residents to and interactive areas for various role play activities, enjoy unblocked views of the Puchong and Kuala whether in a café, classroom or market setting. Lumpur skyline.
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Contemporary townhouses by the park RIDGEFIELD RESIDENCES
106 Tropicana Corporation Bhd’s Ridgefield 178 units of townhouses. The three-storey Residences is designed in line with its semi-Ds come with double volume living and mission of redefining the art of living through dining areas, a rainwater harvesting system enhanced living spaces. This gated and and panoramic views of the surroundings. guarded community lies within the 199-acre The three- and four-storey townhouses sport Tropicana Heights master plan development an elegant and contemporary façade and a in Semenyih, Selangor. 25-foot-wide frontage, with park or lake views. The townhouses were designed for spacious Ridgefield comprises 40 semi-D homes and built-up and maximum land efficiency.
107 IN DESIGN
The centrally located multipurpose hall
PARKFRONT LIVING CONSTRUCTION CONSIDERATIONS The site is woven together using strategic The entire master plan is built on a former layouts and orientation to maximise views of golf course, which can be undulating. Ridgefield’s the 16-acre central park, the highlight of the site slopes down gently from the north-eastern overall development. Ninety-two homes, or about side towards the south-western side, with 42 per cent of the total units, have a direct line of a difference of 6.3 metres in levels. The sight of the central park, while efficient placement layouts of the buildings have been thoroughly minimises the number of east/west-facing units. studied, and the four-storey townhouses are carefully positioned to negotiate the terrain, An 80-foot-wide linear park is integrated with achieving a balanced cut and fill throughout continuous meandering walkways and jogging the site. tracks, which allow pedestrian-friendly traversing of the development. Facilities In line with the developer’s sustainability include playgrounds, a management office, policy, all materials used are sourced locally and a multipurpose hall with a dynamic roof wherever possible. Heavy investments in form, among others. These allow for a vibrant road infrastructure and the central park have mix of activities to foster a strong sense of been made to improve connectivity and community within a secure environment. quality of life.
108 PROJECT DATA Project Name Ridgefield Residences, Tropicana Heights Location Off Jalan P6/2, Semenyih, Selangor Expected Completion Q3 2019 Site Area 8.16 hectares Gross Floor Area 52,750 square metres (sellable area) Number of Units Semi-D: 40 Townhouse: 178 Developer Tropicana Kajang Hill Sdn Bhd Homes are positioned for maximum views of the 16-acre central park and lake (subsidiary of Tropicana Corporation Bhd) Architecture Firm CL&O Architects Sdn Bhd Principal Architect Lenny Oh Interior Design Firm Linear Design (upper units); X Dimension (lower units and semi-D) Civil & Structural Engineer Jurutera Perunding Primareka Sdn Bhd Mechanical & Electrical Engineer Perunding Mektrik Sdn Bhd Quantity Surveyor Juruukur Bahan Bersatu Landscape Architect Linear Landscape Sdn Bhd Main Contractor Inta Bina Bhd; Syabasbina Sdn Bhd Images Tropicana Corporation Bhd
The double volume living and dining area enhances the spaciousness of the in the semi-Ds
Each bedroom in Ridgefield comes with ensuite bathrooms
109 IN DESIGN
Bandar Malaysia: a gateway station depicting the confluence of the Klang and Gombak rivers KUALA LUMPUR– SINGAPORE HIGH SPEED RAIL 110 The architectural concept designs for seven but also to demonstrate the growth vision Kuala Lumpur–Singapore High Speed Rail that will be accomplished with the KL–SG HSR,” (KL–SG HSR) stations in Malaysia were recently said Tan Sri Dr Ali Hamsa, chairman of MyHSR unveiled. These stations include Bandar Malaysia, Corp, the Malaysian government’s project Bangi–Putrajaya, Seremban, Melaka, Muar, Batu delivery vehicle. Pahat and Iskandar Puteri. Embodying creativity and innovation, the stations’ “The designs of each station were conceptualised concept designs represent the country as a to reflect not only the diverse heritage, culture forward-looking nation and the KL–SG HSR as a and identity of each city along the HSR corridor, catalyst for future development.
111 IN DESIGN
The handshake design of the Iskandar Puteri station is a nod towards international business relations
MY JOURNEY elements of green beauty, futuristic development The design is also based on the concept that these and the proud heritage of the Sri Menanti Palace in stations will form part of a journey of discovery and Negeri Sembilan. growth, both for the passenger and the country. The Melaka station is inspired by the bustling Straits As the first station of the KL–SG HSR, the Bandar of Malacca, which forms the main shipping channel Malaysia station serves as a gateway to Malaysia and connecting the Indian Ocean and Pacific Ocean. The will connect with the mass rapid transit, commuter design geometrics are a modern take on merchant and airport rails. The station’s design geometrics are ship sails, a throwback to Melaka’s historical roots. inspired by the confluence of the Klang and Gombak rivers, where the capital city was birthed. Muar, Johor, has been earmarked as an education hub, and its station design is inspired by the Located at the heart of the government rehal, a book rest used when reciting the Quran, administrative centre, the Bangi–Putrajaya station symbolising the importance of learning in a design is inspired by Islamic architecture, with its knowledge-based economy. intricate detailing and pointed arches rising high. The Batu Pahat station shape is inspired by Johor’s Situated in a park at the heart of the Malaysian local Kuda Kepang cultural dance, where dancers Vision Valley, the Seremban station combines sit on colourful two-dimensional mock horses
112 Islamic architecture-inspired Bangi–Putrajaya station
Seremban station: elements of Sri Menanti Palace amid lush greens
Merchant ship sails distinguish the Melaka station
113 PROJECT DATA Project Name Kuala Lumpur–Singapore High Speed Rail (KL–SG HSR) Locations 7 HSR stations in Malaysia, including Bandar Malaysia, Bangi-Putrajaya, Seremban, Melaka, Muar, Batu Pahat and Iskandar Puteri Construction Start Date Between 2018–2019 Expected Completion 2026 Architecture Firms MyHSR Corporation; in collaboration with Ong & Ong; AEDAS; VERITAS Images Inspirations by MyHSR Corporation The book rest design is a reference to Muar’s growth as an education hub
The Kuda Kepang-shaped Batu Pahat station and re-enact battles of the past to the beats of MyHSR Corp is currently in the midst of its public traditional musical instruments. inspection exercise, which runs from 1 November 2017 to 31 January 2018. The Environmental Iskandar Puteri is the last station before the Impact Assessment study for the project has also border-crossing to the Jurong East station in started. Singapore. The station’s geometrics are inspired by a handshake, signifying the role of borders The tender to appoint the project delivery partner as a meeting place between people and culture, (PDP) was called on 22 November 2017. and Iskandar Puteri’s place as a regional city for The PDP will be responsible for developing the international business. detailed design for the civil infrastructure works, CIQ BANDAR MALAYSIA including the stations and the alignment structures BANGI–PUTRAJAYA PROJECT UPDATES (such as bridges, tunnels and embankments) SEREMBAN Kuala Lumpur and Singapore signed a bilateral within Malaysia. MELAKA LEGEND agreement in December 2016 to build and HSR Alignment MUAR KTM complete the 350-kilometre railway line by 2026. The other major procurement exercise will be the North-South Expressway BATU PAHAT With an operational speed of 320 kilometres upcoming Assets Company tender, to be launched CIQ Customs, Immigration & Quarantine CIQ ISKANDAR PUTERI per hour, the non-stop express service will shorten by end-2017, which focuses on systems and *Illustrative map of the location of the stations JURONG EAST CIQ the typical four-hour journey by road between trains. Both tenders are expected to be completed Kuala Lumpur and Singapore to just 90 minutes. in 2018. KL–SG HSR alignment map
114 COMPANY PROFILE
MALAYSIAN INTERIOR INDUSTRY PARTNERS ASSOCIATION
MIIP–MIID dialogue on 21 July 2017
The Malaysian Interior Industry Partners The current committee, which was elected at by an independent panel of judges from related Association (MIIP) represents a group of Malaysian the 2017 AGM last April for a two-year term, industry bodies. More information can be found suppliers, manufacturers, fit-out contractors and is an energetic and vibrant group of industry on the association’s website, www.miip.com.my. industry-led service providers that are relevant to players headed by its president, Janet Lee the interior design industry. Its members regard from Jalex Sdn Bhd. themselves as industry partners to the interior design profession, providing a pool of resources Lee works tirelessly together with the rest of for products, materials and services for the interior the committee, comprising Steven Poh (vice built environment. president), C T Tan (honorary secretary), Sheanne Lee (honorary treasurer), Tan Goo Can (immediate The MIIP is now coming into its seventh year, past president) and committee members Lim having been approved by the Registrar of Gao Leong, Jimmy Predeep, Datuk Winnie Lim, Societies on 10 December 2010. MIIP sees its Brenda Wang, Angie Ng, Michael Choon and role as the voice of the industry, speaking up on David Cheong, to promote public awareness of the and bringing attention to industry issues facing its association and interior fit-out works and to share members. with members the latest updates and regulations by the government or industry authorities. The association liaises closely with the Construction Industry Development Board (CIDB), For the upcoming year, the committee has planned Malaysian Institute of Interior Designers (MIID), talks on industry updates, educational talks, Malaysian Institute of Architects (PAM), Master factory visits, sporting activities, study tours and PAM contract talk by Ar Steven Thang on 25 October 2017 Builders Association Malaysia (MBAM) and related the biennial awards night in October 2018. The government bodies on issues pertaining to the MIIP Interior Industry Awards aims to recognise growth and development of the interior industry. It the contributions of its members in the fit-out also organises monthly activities for its members industry. It also serves to recognise members who Brought to you by the Malaysian and potential members to interact and share on pursue excellence in design, craftsmanship and Interior Industry Partners Association matters relating to their fields of expertise. workmanship. Submitted works will be judged
115 STUDENT FEATURE
Timber used at the main entrance highlight the environmental relationship to the surrounding forest ELEPHANT SANCTUARY Since 1974, the Department of Wildlife and SOCIAL DIMENSION better meet various functional requirements of National Parks’ elephant translocation unit has With rapid development encroaching into the both elephants and visitors. This initiative can lead been tracking down, rescuing and releasing wild elephants’ natural habitat, this is a global issue to a new understanding, awareness and empathy elephants, who have lost their habitats due to that requires widespread attention. There is also towards the elephants. cultivation or development, into larger and safer a need to highlight biodiversity conservation forest reserves throughout Peninsular Malaysia. through sensible land use practices, which SPATIAL CONCEPTS take into account the collective needs of The sanctuary is divided into various zones, Located in Lanchang, Pahang, The Kuala people and elephants to reduce long-term from the information and office area to the Gandah National Elephant Conservation Centre conflict and suffering. leisure place, the exercise zone, education zone serves as a base for the unit, providing a and interactive zone. Buildings involved in this protected habitat for the elephants and raising This project, by student Ee Meng Chyi, proposes project include the main registration building, the awareness on conservation issues and the to refurbish, upgrade and reconfigure the buildings children playhouse, the interactive arena and the importance of the species. and services of the existing elephant sanctuary to viewing deck.
116 The refurbished audio visual room at the main registration building where the public is educated on elephant translocation efforts
A new observation deck provides a 180-degree panoramic view for the entire sanctuary
117 STUDENT FEATURE
A yellow bamboo structure collects rainwater for daily use
The concept and form of the spaces are derived wayfinding guide and a sun-shading device, for the injured and disabled elephants, cleaning from the movement of the elephants’ trunks— under which visitors can picnic and rest. the elephant paddocks, bathing the elephant the way they stretch and flex inwards. The and participating in public awareness and transition of spaces is inspired by the process MAN AND BEAST conservation activities. of elephant translocation, turning a storyline The building programme will highlight the into an educational experience through design coexistence between humans and elephants. ENVIRONMENTAL CONNECTION analysis and development. The public will be able An adult elephant produce 500 pounds of dung Thanks to its natural forest, Pahang’s main to experience different emotions as they move per day, and 100 kilograms of elephant dung industry is centred on tropical timber production. through the spaces, from one building to another. can produce 115 sheets of paper. Elephant Hence, local materials, such as yellow bamboo dung can also be processed to generate power and various types of solid timber, are used for the BUILDING LINKAGES supply, fertiliser, coffee and beer, as well as biofuel buildings to show their environmental relationship One of the issues detected in the sanctuary, through and biogas, which can be used in this building to the surrounding forest. Yellow bamboo is used interviews with the staff and visitors, is the lack of programme. For example, the recycled paper can to construct a structure that is able to harvest wayfinding. To solve this, a new observation deck is be used for visitors’ art and craft sessions, while the rainwater to provide water supply for daily use, proposed at the main registration office to provide a fertiliser can be used for gardening, and the power such as irrigation, washing and cleaning. 180-degree panoramic view for the entire sanctuary. supply channelled for the daily use of the building. This building programme will increase visitors’ To improve the connection between the buildings, At the same time, visitors can contribute back to accessibility and visibility in and around the centre, a continuous structure is constructed from one the elephants by growing food for the animals as well as raise awareness and educate the public building to another, which can serve both as a in a garden area, providing medical treatment on their relationship with nature and animals.
118 Site plan of the elephant conservation centre
PROJECT DATA Student Name Ee Meng Chyi School First City University College Programme BA (Hons) Interior Architecture and Design Supervisor/Instructor Chua Huwi Huwi Project Name Elephant Sanctuary Location Kuala Gandah National Elephant Conservation Centre, Pahang Site Area 15.93 hectares Client/Owner Department of Wildlife and National Parks Images Ee Meng Chyi A continuous structure connects buildings and serves as wayfinding guides while providing shade
119 STUDENT FEATURE
Architecture can provide spaces that synergise with the recovery of the homeless, without institutionalising their surroundings ARCHITECTURE FOR THE HOMELESS Homeless shelters are known to be the immediate food distributions from local non-government others. Space on the other levels is carved out for solution for the homeless throughout the world. organisations (NGOs) on alternate nights. learning and development, support and training, Sheltering them off the streets is seemingly the best and services and amenities, apart from sleeping approach taken by most governmental bodies and Hence, the selection of the site of the shelter is at areas. By introducing self-reliance development social welfare institutions. However, this thesis by the core of this area. By reconstructing the built programmes, the homeless can discover their Kenneth Ooi challenges the utilitarian methodology environment in Chow Kit and integrating community- independence and dignity to become useful of approaching homelessness. centric programmes, a cohesive environment is members of society. created to influence and rehabilitate the homeless. Homelessness is not simply about an individual lacking BUILDING A HOME a physical ‘home’, but usually involves psychological The proposed site is easily accessible with The homeless population is very subjective as struggles, drug-abuse and financial issues. Hence, good connectivity to relevant support, medical it fluctuates according to economic conditions, what is needed is more than accommodation; instead, aid, and education centres. The front part of the therefore, the flexibility of a shelter building is a progressive and conducive environment where seven-storey shelter is the public realm with open important to be able to inject some permanence these individuals have access to support facilities and covered courtyards—this serves as a neutral into an accommodation for short-term residents. provides a more holistic solution. Addressing the root zone for the public and the homeless to intersect of homelessness would play an important role in the and interact. This is followed by the learning space, The proposed solution is a form of modular dwelling, reintegration of the homeless back into the community. a common space with recreational activities and with provisions for enlarging or reducing space amenities, and finally, the dwelling space. based on need. The modules are constructed with RECONSTRUCTING ENVIRONMENT steel frame structures and prefabricated steel frame Chow Kit has been infamously known as the On the ground floor, there will be retail lots, clinics, panels, a portal frame with integrated amenities urban slum of Kuala Lumpur as the streets would a pharmacy, bathrooms, a kitchen and café, an such as LED lighting, screens for natural ventilation, be filled with the homeless and poor waiting for NGO hub, and a recycling collection centre, among and timber support.
120 A cross section of the homeless shelter
View of building from courtyard
View towards courtyard from the first level
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LEGEND
01 COVERED COURTYARD 02 OPEN COURTYARD 03 RETAIL 01 04 RETAIL 02 05 RETAIL 03 06 CLINIC 01 07 CLINIC 02 08 CLINIC 03 09 CLINIC 04 10 CLINIC 05 11 PHARMACY 12 RECEPTION 13 MALE WATER CLOSET (WC) 14 UTILITY ROOM 15 DISABLED WC 16 FEMALE WC 17 KITCHEN 18 CAFE 19 NGO HUB 20 PUMP ROOM 21 RECYCLING COLLECTION CENTRE 22 UTILITY ROOM 23 DISABLED WC 24 FEMALE WC
Ground floor layout plan
Prefabrication of these modules will be a faster The social stigma towards the homeless lead undergoes requires a balanced environment between and more efficient method to erect this structure. to them being classified as the underclass of permanence and impermanence. Architecture can While concrete or brickwork of a simple shelter society, resulting in them being further isolated provide spaces that synergise with their recovery, may be cheaper, steel can be recycled, which and neglected. The approach of this design, without institutionalising their surroundings. Generic translates into a longer life cycle for the building. which may admittedly require more fine-tuning models of homeless shelters have failed to suit The modules can also be transferred to another in terms of practicality, is to provide a plug-and- the need of having to accommodate individuals of centre if no longer needed. play system with flexible spaces of living and diverse cultures and backgrounds. interaction to allow the homeless to have a sense The common feedback on this design was that of community and place during their rehabilitation. This project explores the hospitability potentials “it looks very expensive for a homeless centre”. of collective dwellings towards empowering the Unfortunately, most homeless shelters do look SHAPED BY BUILDINGS homeless, re-evaluating building typologies used cheap and simple, as they are usually poorly Architecture cannot resolve homelessness, but it can to accommodate/rehabilitate the homeless, and planned temporary structures to ‘accommodate’ provide the appropriate remedies to facilitate their giving due consideration to humanising the spatial the homeless until they get a job. rehabilitation. The transitory process that the homeless aspects of the centre.
122 Accommodating the homeless can be a difficult task as the density of homeless individuals vary; there is no pattern to their increment or decrement. Therefore, architecture should be able to play the role to facilitate this inconsistency. This leads to a feasible solution of prefabricated modules, which can accommodate the daily patterns of their occupancy.
Contextual analysis of the shelter’s site
PROJECT DATA Student Name Kenneth Ooi Shiong Chien School School of Architecture, Building & Design The homeless are often recognised by Taylor’s University Lakeside Campus their nomadic behaviour of moving from shelter to shelter. Can architecture inject Programme permanence into their impermanent Master of Architecture form of living? This structure is designed Supervisor/Instructor to accommodate short-term homeless Ar Edward Chew; Prof Robert Powell residents in this design scheme. This steel-framed structure with timber Project Name support and a mattress is housed in a Architecture for the Homeless: portal frame, which supplies LED lighting Beyond Impermanence and an integrated ventilation system. Location Chow Kit, Kuala Lumpur Site Area 6,981 square metres Building Height 7 storeys; 22 metres Images Conceptual development of prefabricated modular dwelling Kenneth Ooi Shiong Chien
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