PLANNING

ONE TAIKOO PLACE PLANNING PLANNING MANAGEMENT MANAGEMENT ‘CAN DO’ SPIRIT ‘CAN DO’ SPIRIT Good planning, good management and ‘can do’ spirit. This is how the team met the target. GAMMON 1993 1994 1994 1998 1999 2008

Devon House Dorset House PCCW Tower Lincoln House Oxford House One Island East

2 WINDOWS TO THE WORLD BUILDING HISTORY

Back in the 70s, Swire Properties Since then, Gammon has continued tower that was one of the largest and identified new potential for its land at to work closely with Swire on projects most significant award-winning projects Taikoo Dockyard, a change of function throughout Hong Kong and even as built in Hong Kong up to that time. that would herald the beginning of a far afield as Beijing, but nowhere is new era for Quarry Bay. It would also the success of their partnership more With the completion of One Taikoo mark the beginning of what has become apparent than at Taikoo Place. A Place commercial tower in September a long and successful partnership visionary urban regeneration project, 2018, Gammon could proudly claim between Swire and Gammon Swire’s Taikoo Place has seen Quarry responsibility for constructing seven of Construction Limited. Bay’s old sugar refinery transformed into the nine office towers that currently a hub for multinational businesses, with make up the Taikoo Place business hub. The partnership has its roots in Swire’s state-of-the-art office space and stylish decision to redevelop the land once restaurants and bars linked by a network To date, Gammon has delivered almost occupied by the historic docks and of elevated pedestrian walkways. The half a million square metres of office wharves into a modern and well- majority of the construction work has space in Taikoo Place and played a designed private housing estate. been overseen by Gammon. key role in providing Eastern District with a modern and well-connected Called Taikoo Shing, the complex was Completing the first of Taikoo Place’s business precinct to rival that of Central enormous and included 61 residential office towers, Devon House, in 1993, Hong Kong. towers with almost 13,000 apartments Gammon went on to deliver Dorset on a 3.5 hectare site. Much of the House, PCCW Tower, Lincoln House, construction work on the development Oxford House and, in 2008, One Island was awarded to Gammon. East, a 68-storey triple Grade-A office

2018

With the completion of One Taikoo Place, Gammon could proudly claim responsibility for constructing seven of the nine office towers that currently One Taikoo Place make up the Taikoo Place business hub.

ONE TAIKOO PLACE 3 CHANGING THE OFFICE LANDSCAPE

One Taikoo Place is not simply a triple The office tower was built to the highest Water Grade-A office tower. A key element sustainability standards and includes in Swire Properties $15 billion Taikoo a number of cutting-edge passive and Place redevelopment project, it embodies active energy-saving design features to the concepts of physical and social reduce energy demand and consumption Nourishment Mind connectivity so important to the ethos of during operation. It was also built in the the entire business hub. It also represents spirit of collaboration, with Gammon the possibilities for positive change to the leading its value chain to adopt modern environments we work in, as well as to methods of construction that are safer the way buildings are constructed. and leaner, methods that included design for manufacture and assembly A 41-storey office tower atop a five- (DfMA) and virtual planning. WELL storey podium and two-storey basement carpark, the structure, in addition to It was built with the support of Air Building Standard meeting BEAM and LEED sustainability Gammon’s considerable in-house criteria, was designed to address the expertise who provided prize- seven concepts of the WELL building winning innovative digital solutions standard that focuses on occupant for more efficient planning and health and productivity: air, water, management, through to prize-winning nourishment, light, fitness, comfort mechanical solutions. and mind. And it was built with the use of building Each floor offers occupants panoramic Light Comfort information modelling (BIM), 3D views of Victoria Harbour and an scanning and printing that underpinned abundance of natural light through the precision installation required for Fitness expansive glass walls, while an extensive much of the works. open green space is provided for the community’s enjoyment and to reduce the urban heat island effect. Two elevated air-conditioned walkways link it to the thriving interconnected campus of office buildings that make up Taikoo Place.

4 WINDOWS TO THE WORLD One Taikoo Place has achieved Provisional Platinum for BEAM Plus New Buildings Version 1.2 green building standards and is Pre-Certified Platinum for LEED BD+C: Core and Shell Version 2009 and Pre-Certified to WELL Platinum level.

ONE TAIKOO PLACE 5 WORLD-CLASS CONSTRUCTION

Construction Industry Council Sustainable Construction Award 2018

EXCELLENCE Construction Manager

Long before the tendering phase for One Construction Manager category at the Another recommendation from the EARLY Taikoo Place had even begun, Gammon Construction Industry Council’s first buildability study was the use of jump was engaged by Swire to carry out an Sustainable Construction Award in 2018. lifts that utilised permanent lift shafts INVOLVEMENT independent buildability study. Led by and could be operated in all weather Sammy Lai, who would eventually go Key among the suggestions from Lai and conditions, rather than that of external on to run the project, the study allowed the buildability study team was the re- passenger hoists typically used on a Gammon to suggest a number of ideas engineering of the original excavation high-rise project. The jump lifts were that promoted sustainable construction, and lateral support design so it could then changed over to permanent in keeping with Swire’s vision for be dismantled concurrently during lifts in a quick and straightforward the area. construction of the basement floor, process. As well as being safer, workers rather than following completion of the and building materials were able to “Swire has a very long-term vision ground floor slab. This measure used less reach destination floors more quickly, about developing this whole district,” manpower and the working environment providing daily savings in manpower says Lai. “They were willing to try new was significantly cleaner and safer, during construction. systems and new approaches and are particularly during flame-cutting attuned to innovation so they were very activities, as the space was not enclosed. According to Lai, earlier involvement of receptive to our recommendations in The redesign also allowed the tower contractors in complex projects is the right the study, particularly as there was a crane to be used during dismantling direction for the construction industry. sustainability benefit.” activities and, as longer sections of steel struts were able to be removed, they “Our close collaboration with Swire at It was this focus on sustainability were more readily reused and recycled – the early stage enabled us to implement that would eventually garner Lai the approximately 3,300 tonnes worth, comprehensive design suggestions, making prestigious Excellent accolade in the in fact. the project more efficient and buildable.”

8 WINDOWS TO THE WORLD Our close collaboration with Swire at the early stage enabled us to Eco-friendly demolition implement comprehensive design suggestions, making the project more One Taikoo Place stands upon a space previously occupied by a Swire Properties techno-centre called Somerset House, which was demolished efficient and buildable. by Gammon under separate contract to make way for the new commercial tower. Sammy Lai, Project Leader The demolition was carried out in a way that minimised noise and dust and was eco-friendly, with a strong emphasis on recycling as much of the waste as possible and minimising disturbance to the neighbourhood.

Hydraulic crushers were used in lieu of traditional breakers to carefully chew and shake the walls and ceilings of Somerset House, while cut-and-lift methods were used in sensitive locations in immediate proximity to the site. Impressively, more than 77% of the debris by weight was recycled, saving an estimated 66,000 tonnes of waste from being sent to public fill.

ONE TAIKOO PLACE 9 10 WINDOWS TO THE WORLD TOTAL SYSTEM FORMWORK

used aluminium, which is lighter and Less C&D Waste Generation requires fewer workers to push the table – formerly it needed six to eight operatives, but the change in materials meant only two was required, and it was Safe Working Enviornment much easier for the workers.”

The team even found a way to use the Less Labour Intensive tableform to improve construction of the roof floor slab which was a non-typical design. The tableform could not be Drawing on lessons learned from directly adopted for construction as the Gammon’s One Island East project for roof was not a typical flat slab design, Swire, on which Lai had also worked, but it was instead used to replace the a total system formwork approach was falsework system of traditional timber adopted for One Taikoo Place, including formwork, saving cranage time and the use of self-climbing formwork for slashing the duration of roof floor slab the core and a tableform for the outer formation by almost 50%. core slab on typical floors. On One Island East, a tower crane was A more sustainable alternative to required to deliver the safety screens traditional formwork, the total system but One Taikoo Place deployed a self- formwork used less timber – the climbing system. As well as the benefit project achieved zero use of timber of efficiency, the self-climbing system on typical floors – was safer and less saved about 320 deliveries of scaffolding labour intensive. materials – a boon for a project site located in such a busy business district – “We ran a four-day cycle per floor and a subsequent reduction of 14.5 using climbform and tableform, and tonnes of carbon dioxide emissions. some handset panels, together with safety screens and formwork hoists,” “Not many contractors in Hong Kong says Lai. “We did something similar have adopted this kind of total system with One Island East, but this time the formwork approach, but Gammon tableform was modified a lot in terms has the resources to make it work,” of weight. Instead of using steel, we Lai comments.

ONE TAIKOO PLACE 11 BESPOKE SOLUTIONS

Relocating reusable formwork from one Design and development work began “Safety was also a key consideration,” floor to another in an efficient manner on 2 May 2016, with the first unit says Li, “and we were keen to provide is a critical element of construction cost manufactured just seven months later. the design with additional layers and programme. Believing the traditional With the demands of the project of protection.” formwork hoists available on the market providing such a small production could be improved upon to better window, the team adopted components This was delivered in the form of a fail- meet the particular requirements of widely used in passenger hoists into its safe breaking system that included an the project, the One Taikoo Place team lifting system, eliminating the time that additional disc brake and synchronising worked with Gammon Plant to design would otherwise have been required for shaft to provide further protection in and produce their own versatile self- adjustments, modifications and training the case of an emergency stop. An climbing system. for workers. automatic safe load indicator also ensured operators did not overload They then set about creating a hoist that the system, while an audible travelling met the project’s needs. alarm alerted nearby workers that the hoist was in operation. A programmable Larger “Firstly, we made the platform 33% logic controller drive with encoder Platform larger than those typically available provided continuous monitoring of the Size on the market,” says Plant Manager system, stopping operations if a fault Steve Li, who oversaw the works. was detected. “The improvement in platform size represented an improvement in Sustainability was also an important productivity, as larger and greater factor, and a variable speed drive was quantity of formwork could be relocated added to lower the hoist’s energy Fail-Safe to other floors per lift.” consumption by up to 40%. Self- Bespoke Formwork Breaking Climbing They then made it self-climbing, Overall, the One Taikoo Place team Hoist System eliminating the need to use the tower calculated the bespoke formwork hoist crane to relocate the track to upper provided a threefold improvement in floors, a feature that significantly productivity compared with a mid-range improved overall productivity and model found on the market. The hoist eliminated associated costs. also caught the attention of judges at the Hong Kong Awards for Industries, who awarded it a Certificate of Merit Variable in 2017. Gammon has since patented Speed Drive the invention.

12 WINDOWS TO THE WORLD ONE TAIKOO PLACE 13 WINDOWS TO THE WORLD Teamwork of One of the most aesthetically appealing number of lifts. We carried out a trial >12 workers elements of the project, the fully in mainland China first, using the same per installation transparent glass wall on the north group of workers and the same plant that and west elevation of the podium, was would be involved in the actual on-site also one of the most challenging for installation. We also performed a number the team. of site inspections with the same drivers of the trailer truck and mobile crane, and Consisting of 22 of the tallest single insisted the subcontractor have almost panes of glass ever installed in Hong zero tolerance for bracket installation.” Kong – each piece measures 17 metres 22 high and three metres wide – the wall Precision installation was essential. spans the first three floors of the tower Embedded into the bottom of each 45 minutes Tallest to install and is supported on 1.15-metre wide jumbo pane of glass was an 8mm thick, glass panes glass fins. Add a thickness of close to 700mm high titanium plate. Even a 1 glass pane installed in 80mm into the mix and the team was deviation of 2mm during installation of Hong Kong faced with lifting 7.9 tonnes per pane the glass would have been highlighted of glass. This weight, combined with by the titanium, therefore the fit had to the limited working area, required be exact. In addition to the vacuum lifter the production of a tailor-made lifter and a cherry picker, between 12 and 15 comprising a 360-degree turning table workers were involved in the installation and 14 independently controlled vacuum process for each piece of glass, ensuring Tailor-made cups to safely carry out the works. everything ran smoothly. lifter

Preparation work for installation of the “In the end, the actual installation glass was thorough, as Phyllis Chen, time for one pane of jumbo glass was project manager responsible for the only 30 to 45 minutes, which is pretty façade, explains. incredible,” says Chen.

“The riskiest element of the jumbo glass The size of the panels also presented installation was lifting it and therefore challenges in terms of delivery to the it was important to have the lowest site. A trial delivery run was first enacted

14 WINDOWS TO THE WORLD We put a lot of effort into planning operations and we’re proud of the fact there were zero complaints and zero hazards to the public or workers throughout the entire delivery and installation process.

ONE TAIKOO PLACE 15 16 WINDOWS TO THE WORLD on computer to ensure the trucks could “We put a lot of effort into planning insufficient for delivery from the factory, safely manoeuvre the highways, as operations and we’re proud of the leading the team to design special racks well as the tight turns around the built- fact there were zero complaints and to cater for their needs. At the site, up site area. A physical trial was then zero hazards to the public or workers a tailor-made loading platform with carried out before everyone was satisfied throughout the entire delivery and improved volume and lifting capacity all concerns had been addressed and installation process,” adds Chen. was also constructed to transport the delivery proper could begin. Panes of curtain wall units to the different floors. glass were then driven to site, piece by One Taikoo Place also features a three- piece, after midnight, the only time the metre wide unitised curtain wall system, But the need for custom-made solutions extra-long trailer was given clearance to double the usual width for a high- didn’t end there. Once at the floor, cross the harbour tunnel. rise building, providing tenants with the weight of the units meant a forklift sweeping unimpeded harbour views. could not be used to move them around The degree of coordination required The size of the system, however, created so a pre-cast channel that fit a chain- to ensure the least disturbance to the challenges in terms of manoeuvring block mechanism was devised that neighbouring community throughout the glass. During assembly of the units allowed the team to manually lift each delivery and installation of the glass was at the curtain wall factory, tailor-made unit and transfer it to four trolleys for significant and included entities such platforms needed to be created to easier manoeuvrability. as Taikoo Place Management Office, facilitate application of the structural Hong Kong Police Force, Transport sealant. And with panes measuring Installation, too, required a change from Department, Environmental Protection anything up to six metres tall and typical procedures. Department and Highways Department. potentially weighing 2.45 tonnes, traditional pallet packing proved “We had to partially reverse our usual installation procedures due to the extraordinary width of the curtain wall units,” says Chen. “And on top of that, some of the units featured sun shades which made handling them much more We certainly had to address a number complicated. In fact, those units needed to be face up for manoeuvring then face of challenges installing all the glass down for installation which added an on the project but I think that’s where extra dimension to the process.

Gammon excels, finding bespoke “We certainly had to address a number solutions to meet our client’s needs. of challenges installing all the glass on the project but I think that’s where Gammon excels, finding bespoke solutions to meet our client’s needs.”

ONE TAIKOO PLACE 17

INDUSTRY-LEADING DIGITAL SOLUTIONS BRIDGING THE DIVIDE

Elevated air-conditioned walkways with its numerous non-uniform parts, construction manager for Gammon the possibility of abortive works during the linking the different high rises are into a fabrication procedure to a high Steel. “This ensured the structure construction stage. integral to the seamless connection and degree of accuracy. was fabricated to exacting tolerances sense of community of Taikoo Place. On and guaranteed the all-important Swire personnel, the architect and the One Taikoo Place project, two such Not only did the digital model created connections were precise.” consultants could step into a virtual space walkways formed an important element using BIM increase the effectiveness of and take a ‘walk’ across the structure of the contract scope. Gammon’s design coordination between the steel Further assurance was provided by creating by putting on a VR head-mounted specialist steel fabrication division, team and the building team, architect, a 3D printed model of the walkways that display. It was Gammon’s first foray into Gammon Steel, took responsibility for structural engineer and glass specialist, allowed the team to test constructability, providing VR walkthroughs for clients delivering and installing the works to the it also maximised precision fabrication, gather feedback from analysis and carry and it delivered a useful preview of how client’s specification. particularly important for the curved out additional design optimisation before the space would look and feel, showed arch members. building the real thing. Virtual reality the artistic intent had been met, and Featuring complex bridge segments (VR) was also used to better visualise and provided confidence to the project team and curved components, the walkways “All of the steel plate was cut and coordinate E&M and construction works that fabrication could continue without were designed to call to mind a ribbon shaped utilising computer numerical and improve the design and building the possibility of last-minute design curling gently between the buildings. control cutting machines using data process which, in combination with the changes. A further VR walkthrough was The use of BIM was vital to the process extracted directly from the BIM use of digital and printed models, reduced subsequently carried out on the 6th floor. of transforming the conceptual design, model,” explains Chi Fat Chan, senior

20 WINDOWS TO THE WORLD The structural steelwork for the Before installation of the walkways, walkways, about 400 tonnes in total, however, elements of the structure were was prefabricated into segments and first put through a trial assembly at the preassembled at Gammon’s steel fabrication yard. The main challenge fabrication factory in mainland China. during erection was to maintain curved Not only did this minimise on-site arch members up to 30 metres long in installation work for improved safety an accurate and stable position, as the and reduced disruption to neighbouring very nature of their track across the roof commercial properties, it also allowed of the walkway increased the difficulty the team to ensure quality and tolerance of installing temporary support. were within the design requirements prior to delivery, reducing the potential “Actual coordination extracted from for rework further down the track. the BIM model was marked on steel components and site surveyors then The team also applied a DfMA approach to carried out a check on those reference the temporary framework structures that points to verify the bridge profile,” supported the walkways during installation. explains Chan. “Connecting the different components presented erection “DfMA was adopted for the falsework challenges and required continued design of the walkway and included monitoring and checking of the bridge.” modular portal support and prefabricated panels,” says Chan. “We worked Stress sensors were used to help monitor closely with our in-house designer and excessive deflection during the load- engineering team, Lambeth, and they transferring process on site. Once were able to standardise beam and sections of the walkways were installed, panel sizes to maximise the use of steel a ‘scan-to-BIM’ technique was then and reduce the duration of erection applied whereby the as-built structure which in turn provided time and cost was 3D scanned and the data reverted to savings to the project. Safety was also BIM to check there was no unacceptable improved by replacing on-site welding movement after the load transfer. with bolt connections.”

Swire personnel, the architect and consultants could step into a virtual space and take a ‘walk’ across the structure by putting on a VR head- mounted display.

ONE TAIKOO PLACE 21 3D Geometry

4D Planning 5D Quantification

6D Sustainability 7D Facilities Management

Considered a leader in BIM in Hong The accurate data obtained was then DIGITAL Kong, Gammon has committed itself to integrated with the BIM model so that expanding its capabilities from the typical clash analysis and hazard detection could CONSTRUCTION 3D digital model by adding dimensions be carried out prior to pile cap and raft to expand its potential applications. On footing construction, resolving conflicts One Taikoo Place, those extra dimensions upfront and avoiding abortive works. included 4D (time) and 5D (cost). The addition of 3D scanning provided the “Laser scanning is getting more and team with a further powerful tool to more useful for identifying clashes in support precision construction. 3D or even 4D,” says Senior Project Manager Alan Mo. “It has become After taking possession of the site, the essential for high-precision erection and team carried out a 3D scanning exercise co-ordination projects. We used it a lot on the existing conditions to obtain the on One Taikoo Place, particularly on exact profile, dimension and location excavation and lateral support (ELS) to of foundations work that had been perform clash detection between the as- carried out by the previous contactor. built ELS and the reinforced concrete

22 WINDOWS TO THE WORLD structure. It helped us recognise and cost calculations. In particular, the fifth assess potential conflicts, such as an ELS dimension enabled a more accurate and steel strut passing through columns, automatic calculation of the concrete prior to construction of the basement. volume required to pour each bay at the Potential issues can be raised early, basement, ensuring waste was kept to a rather than dealt with on site which minimum. causes delays and increased costs. Sitting on the critical path of the “We also used it following completion programme was the tower’s outrigger of structural works, including the steel system which runs from the 24th to the truss, to verify the level and extent of 26th floor and provides lateral stiffness final products and ensure all works were to the structure. Due to its criticality to constructed within tolerances.” the programme, the team integrated the BIM model with the outrigger floor Integrating the 3D scanning data with construction schedule to create a 4D the BIM model also allowed 5D exercises simulation that visualised the entire to be carried out to provide quantity and series of construction events. Armed

ONE TAIKOO PLACE 23 24 WINDOWS TO THE WORLD As a company, Gammon is steadily working to turn construction activities into digital information that can be processed and analysed to improve efficiency, safety and productivity. Together with BIM, this forms a key element of its drive to achieve integrated digital project delivery – the bringing together of design, planning management and tracking.

with a greater understanding of the Gammon’s in-house Digital heads up Digital Transformation. “This interaction between different elements Transformation team also applied robotic information was combined with the of site activities as the works progressed, process automation to capture the latest planning programme using an algorithm, the team was able to carefully review the design submission status automatically, and the data was then merged with the sequence, fine-tune where necessary, providing the project with significant BIM model to create a visualisation of and improve site logistic planning to time savings over the traditional manual the current work status.” reduce the possibility of delays. methods typically used by contractors. The real-time overview and enhanced Beacons were also used to track labour “In fact, we carried out 4D BIM control over the entire submission on the site and, using advanced data simulations on a monthly basis to procedure also improved a process often analytics, measure the productivity optimise and refine the construction associated with project delays. of workers, allowing management to sequence and methodology, as well as rearrange resources in more effective site logistics,” says Mo. A pilot study integrating BIM with ways if necessary. in-house developed software Using the same technique that created a robot Gambot™ was also carried virtual reality experience for the walkway, out to improve monitoring of the BIM model was also integrated into construction progress. a 3D gaming environment to improve safety training. Using a 3D head- “During alteration and addition works mounted display, workers, engineers and at neighbouring Lincoln House, frontline even supervisors were immersed into a workers submitted progress information virtual reality scenario that improved their such as subcontractor, location, labour understanding of falsework inspections and percent complete through our and how to recognise defects. Gambot app,” says Terence Lui, who

ONE TAIKOO PLACE 25 Restricted Zone Safety Equipment Monitoring Monitoring

Vehicle Monitoring

Industry recognition for Gambot: accolades include Gold in the Safety Management System, Training and Promotion category of CIC’s 2018 Innovative Safety Initiative Award; regional winner at the International Data Corporation’s Digital Transformation Awards 2018; Innovate Jardines Grand Prize; and Gammon Innovation Competition Grand Prize

26 WINDOWS TO THE WORLD Worker Monitoring

HARNESSING THE POWER

Plant OF ARTIFICIAL INTELLIGENCE Monitoring TO IMPROVE SAFETY

One of Gammon’s most successful to submit safety observations and With submissions centralised and and widely used innovations was dynamic risk assessments. The easy-to- classified into different categories, also initiated during the course use conversational interface included a management was able to strategically of constructing One Taikoo Place. messaging app with guided questions, plan and monitor timely actions. Gambot, a software robot with artificial such as a request to describe a safety intelligence (AI) that collects, stores and event and the respective action items. “It’s very useful for record keeping analyses site-related data, came into The entire safety reporting process and progress checking,” says Lai. being after Lai approached Gammon’s was taking less than two minutes, “It significantly improved our safety Information Management Services a significant improvement over management process and supported a Innovation (IMS) team for help creating a photo- traditional methods. strong culture of Zero Harm.” distinguishes mangement system to control the considerable number of images being Staff could even ask Gambot questions Gambot is now used on all Gammon between a leader produced on One Taikoo Place. and get immediate answers. projects to submit safety observations and a follower. and dynamic risk assessments and But what IMS provided in Gambot was Such was its success on the project, is continually updated with further something much more, something that further functions were integrated functions. The application of a computer Steve Jobs, was to have a profound effect on the such as i720 which focuses on quality vision algorithim allows it to detect former Apple co-founder and CEO efficiency of reporting on the project, checking, and Gammon’s concrete objects including faces, vehicle plates, particularly that related to safety. management system. Providing it with equipment and so on, allowing project an understanding of image and video, teams to monitor productivity, or IMS delivered a “mobile virtual assistant” Gambot was also successfully trialled to safeguard against entry to secured that, as well as being integrated with actively monitor if workers had entered zones. It is even used to create bored IT systems such as Site Diary for the pre-defined restricted or no-entry zones pile scheduling. collection of site photos, provided a and to generate an appropriate alert. function to allow operational staff

ONE TAIKOO PLACE 27 Annual energy savings would exceed BEAM Plus and LEED baseline 2.5% performance of the by total 33% building and energy provided 28% by respectively renewables

From the outset, Swire’s target was that generation to One Taikoo Place, with into the sky while also maximising light DRIVING 2.5% of the total building energy was waste heat from electricity generation transfer in. The depth of the fins vary to be provided by renewables, and that driving the adsorption chiller which according to the changes in environment EFFICIENCIES annual energy savings would exceed provides chilled water for the cooling at different levels. Photovoltaic panels BEAM Plus and LEED baseline performance and dehumidification system. Used and green planting graces the roof. by 33% and 28% respectively. cooking oil generated by Swire food and beverage tenants is converted into According to Sustainability Manager Around a dozen passive and active biodiesel by third-party recyclers to help Erica Lam, the building is considered energy-saving strategies were power the system for further reductions one of the most sustainably built and implemented in order to reach these in organic waste and carbon footprint. operated commercial buildings in targets, ranging from sun-shading fins Hong Kong. and a waste-to-energy bio-diesel tri- But some of the greatest contributors to generation system, through to a high- saving energy at One Taikoo Place are ‘One Taikoo Place is a great example efficiency chiller and photovoltaic panels. far more straightforward. Air handling of the energy savings that are possible units, typically fitted with one fan, in commercial buildings these days. The bio-diesel tri-generation system, were installed with four electrically Even small actions can add up to major the first of its kind to be installed on commutated plug fans, a type already savings, and the subsequent reduction a Hong Kong commercial building for widely used in Europe and North in greenhouse gas emissions provides a normal power supply, was not unfamiliar America, to provide far greater operation benefit to the entire community.” to Gammon who had fitted the city’s and extra reliability. Sun shading fins, first on its Zero Carbon Building rarely seen in Hong Kong, were installed Behind the scenes, Gammon was also project back in 2012. The system at the top of the tower to maximise heat working with its supply chain to initiate supplies heating, cooling and power reflection away from the building and efficient and sustainable methods of

28 WINDOWS TO THE WORLD construction for many of the electrical “Traditional methods would have and mechanical aspects of the project. involved delivering proprietary 6-metre At the roof, the original seven cooling long sections of pipe to the roof for towers specified in the contract would welding and jointing in situ which can have required installation of individual lead to a messy work site and a lot of parts, piece by piece, in situ. Using a waste material,” says Tong. “Instead, DfMA approach, Gammon proposed we used BIM to work out actual a modular route, as Building Services measurements and coordinated with Manager Michael Tong explains. the supplier to create bespoke sections that were pre-joined at the factory into “A modular approach provided modules, which the tower crane then numerous benefits to the project. delivered in one go to the roof. There Instead of workers and materials was a lot less welding required, as well squeezing onto the limited roof space to as less wastage created.” carry out installation, we worked with the suppliers to prefabricate the cooling The team also carried out an early review towers into two parts, or modules, off of Swire’s planned photovoltaic panels site and these were then delivered to the for the roof and were able to propose roof and joined together. an alternative design that was higher efficiency and reduced the total number “This method not only saved space and of panels required. reduced the number of workers needed to carry out the task, it was also much “We have a very strong focus on faster to install.” sustainable construction at Gammon so there was a real synergy with the Gammon’s building services team client’s vision for One Taikoo Place,” also proposed a modular approach adds Erica Lam. for installation of the condensing water pipes.

Welding DfMA and Modular Wastage required Approach

ONE TAIKOO PLACE 29 30 WINDOWS TO THE WORLD ENHANCED QUALITY CONTROL Progress Report THROUGH IN-HOUSE SOLUTIONS

Considered among the most “Traditionally, we would take photos “This is useful data,” says Lo. “It important in-house information system of any issues, return to the office, provides a record of subcontractor developments of recent years, Gammon’s upload them to the computer, mark performance in certain areas and can Safety Forms i720 system was used on the project the defects on a 2D plan, copy over the influence decision-making in the future.” to enhance traditional defect recording images, and issue a hard copy to the and rectification and to analyse the subcontractors to address. This was very Subcontractors and consultants also subsequent records to improve process time-consuming. As i720 is a common used i720 and, for the first time on a management, planning and control. platform, we could take the photos, Gammon project, the client was given touch our tablet screen and append the access and was able to record any issues Operating through the company’s image to the floor plan, all while out on and have them processed through the Commerical Forms software robot with AI, Gambot, the site. It took a matter of seconds.” same system. Once the recorded issue i720 system allows the logging of was rectified, it was photographed defects by floor plan or through a tablet Relevant sub-contractors are also and documented in i720 and Swire’s to provide increased flexibility of record- notified immediately after confirmation inspectors could then generate a defect taking in different environments. It of a reported defect into the system. summary on the same day. also identifies different defect types automatically, such as honeycombing Unlike the traditional defect and “Giving Swire access to i720 meant they Data Classification where small voids may form in concrete. rectification process where records could access the latest defect data and can be difficult to retrieve, i720 gave statistics which could be used for their Senior Project Manager Felix Lo estimates the project team access to important own internal reporting, rather than wait using i720 on the project halved the time data such as how many defects were on periodic paper reports from us,” says required to deal with quality rectification. being addressed each day and by Lo. “They are also then free to carry which subcontractors. out their own further analysis such as what kinds of materials or design details Schedule Optimisation proved to have the most defects, which would be useful information to have when planning future projects.”

Big Data Analytics

ONE TAIKOO PLACE 31 Hong Kong's first project of this scale to fully utilise offsite computer controlled cut and Taking a co-creative and collaborative bend of rebar COLLABORATION THAT approach to working with the value chain, one of Lai’s immediate actions BENEFITS ALL after contract award was to bring together all major subcontractors to drive the formation of a project execution plan that covered every element of the works, highlighted all major concerns and provided early Reduce solutions that focused on quality outputs 50% so abortive works, both costly and wasteful from a time and material usage labour viewpoint, could be avoided and more requirements sustainable measures adopted.

The plan included a ‘wish list’ section for each area of works that was discussed with Swire and focused on how to have

32 WINDOWS TO THE WORLD improved output during delivery of workers to carry out their activities and add value to both the project and their and environmental benefits, we have the works. Some of the improvements meant passageways on site were better own business,” says Lai. a responsibility to share them for the developed with the supply chain were able to be maintained to reduce trip and betterment of the industry as a whole.” firsts for Hong Kong, as Lai explains. slip hazards. Gammon’s advice and support on the design of the tableform led the Responsible management and support “We were the first project of this scale in After identifying improvements that system formwork supplier to include of staff and workers is also a priority Hong Kong to fully utilise offsite computer could be made to fitting-out works, improvements in safety, such as built- for Gammon and the One Taikoo Place controlled cut and bend of rebar which Gammon collaborated with the in guard rails, and the use of a lighter project was the first in Hong Kong to trial resulted in less wastage, lower labour subcontractor to change the design material to improve manoeuvrability. exoskeleton suits, devices that support requirements, a minimisation of noise and method of fixing wall panels from Ultimately, the supplier was able the body to lift heavy loads. Using the disturbance to the neighbourhood and wet fix to prefabricated panels that to obtain a patent on the unique suits, workers could more comfortably enhanced waste recovery.” were dry fixed on site. Not only did this end product. lift heavy items while minimising the risk approach result in a tidier and safer work of long-term back injuries – a common In fact, the proposal led to a 50% environment, productivity and quality of “We empowered the supply chain to complaint among construction workers. reduction in labour requirements and end product was also enhanced. deliver a better product, even if that The suits have since been adopted on achieved a project-specific rebar wastage eventually benefits our competitors,” other Gammon sites. target of just 3%. It also provided a “Ultimately we positively influenced how points out Lai. “But when it comes safer factory-controlled environment for the subcontractor normally worked to to improvements that provide safety

ONE TAIKOO PLACE 33 To minimise the potential for mistakes, the stone was 100% pre-laid in Quebec before being shipped to Hong Kong. Computer control cutting machines were also used to ensure precision fabrication of each slab.

Brown Picasso stone

34 WINDOWS TO THE WORLD BREATHING SPACE

Taikoo Square, the landscaped space Not only did the quarry’s distant location “Good management of the supply chain to the south of One Taikoo Place, is complicate logistics, it was also closed was crucial.” something of a rarity in Hong Kong. for about six months of the year during When taken in combination with the Quebec’s winter months. With the Brown Picasso stone used planned garden of the future Two Taikoo on landscaped areas that included Place development, it will become one of “We set milestones very early in the curves, cantilevers, angles and grading the largest landscaped spaces connected project,” says Construction Manager changes, many of the stones were also with a commercial area in the city. Walter Lee. “The window for fabrication unique in shape and size. The use of and delivery was small so we needed BIM was imperative to working out the Featuring lush greenery and quiet to firstly be absolutely sure of the installation sequence and interface detail pathways, the garden provides an design, to set and maintain target dates, before preparing fabrication drawings outdoor area for the enjoyment of the monitor them closely and make our and cutting sheets. entire community. Part of its aesthetic expectations clear.” appeal can be attributed to the use of a deep black stone unique to the province “Obtaining drawing approval and quality of Quebec, in Canada. Called Brown control were big challenges and we had Picasso, it was also the element of to closely monitor the factory to ensure landscaping works that proved the most they complied with the design.” challenging for the project team.

ONE TAIKOO PLACE 35 SPIRIT OF TEAM WORK

38 WINDOWS TO THE WORLD STRENGTH IN UNITY

“No man is an island entire of itself” Taking a partnering approach to “There was a lot of coordination needed Gammon’s relationship with client wrote English poet John Donne, meaning working with its supply chain, Gammon between the two contracts and because Swire completed the strong sense of none of us can be truly self-sufficient but also shared its knowledge and expertise we were both from the same company team spirit evident on the project. With must rely to a certain extent on others. to improve traditional processes and there was a good synergy between us,” Gammon having previously delivered practices to benefit not only One Taikoo explains Lai. “The site entrances to both seven office towers in Taikoo Place, the For the One Taikoo Place project team, Place, but also positively influence future projects shared the same road, so if two companies had a long history that support and expertise was available work carried out on projects within the either of us needed to block it off the strengthened their partnership. through Gammon’s impressive range industry in general. liaison process was straightforward. We of in-house divisions and specialist were very mindful of their needs, as they “It helped that we had a pre-existing departments, all united by a shared The atmosphere of unity extended were of ours.” relationship with Swire. We knew we mission to improve productivity, safety beyond the site boundary, with worked well together. There was a and quality. Gammon’s Foundation division, which Gammon Steel also played a significant strong sense of being a unified team had previously demolished Somerset role, taking responsibility for delivering backed by mutual trust,” says Lai. “We have such a wide range of specialist House, also awarded the contract to the elevated outrigger, roof steel frame knowledge to call on,” says Lai. “It really bring down next-door Warwick House to and all-important elevated walkways. supports excellence in project delivery.” form the site of the future Two Taikoo Place development.

Productivity Safety Quality

ONE TAIKOO PLACE 39 A ‘CAN DO’ CULTURE

One Taikoo Place was not without The spirit of innovative thinking instilled significant challenges for the project in the minds of the team also reaped team. In particular, they faced pressures rewards. From digital through to modular of time and issues of site constraints solutions, improvements were able to including access for deliveries in a built- be made across a wide spectrum of the up area, limited storage and the need project, all of which supported timely to keep noise and dust to a minimum and safe delivery of the works, some of to avoid disturbing neighbouring which also gained public recognition businesses. through a number of industry awards.

But Gammon rightly prides itself on its “I think One Taikoo Place is a true ‘can do’ culture, where challenges simply demonstration of what the Gammon become opportunities for innovative ‘can do’ culture can achieve,” says Lai. thinking, and where good planning and “Ultimately we delivered on our promise, good management form the foundations but as a team we accomplished so of success. much more.”

“We finished fire services inspections in only 19 days,” says Lai, by way of example. “That’s an incredible achievement. Typically a project like this would take eight to 12 weeks, but we led a collaborative effort with the Good planning consultants, client and contractors, planned ahead, maintained a good level of communication with the inspectors and arranged the sequence well.” Good management

‘Can do’ spirit

40 WINDOWS TO THE WORLD ONE TAIKOO PLACE 41 One Taikoo Place represents the possibilities for positive change to the environments we work in, as well as to the way buildings are constructed.

42 WINDOWS TO THE WORLD ONE TAIKOO PLACE 43 One Taikoo Place is a true demonstration of what the Gammon ‘can do’ culture can achieve.