Transcript Urban Zone is 87 sq km, 310 cm Annual Rainfall, 135 Rainy Days

DIC Going Global – Cochin Nov 2004
TECHNICAL REPORT
City Vital Statistics
DIC Going Global – Cochin Nov 2004
Findings
Urban Zone is 87 sq km, 310 cm Annual Rainfall, 135 Rainy Days,
Temperature 35 : 20ºC, humidity 90%
Urban Density is 18,390 capita/sq km, Urban Zone populated with 1.7
millions, Mid Class income is 30,000 : 15,000 RS a month, Average
unemployment is less than 5%, Average family size is 5, Average
working women is 36% from employment
Kerala State includes 91% Literacy, 12,338 schools, 219 collages with
12,446 teaching staff and host 144, 607 students in 14, 582 courses, 8
telephone lines per 100, Mobile telephone 6%, 60,000 Graduates per
annum, 2,664 Health institutions with 49,258 beds, 13% of NRIs, 25%
below poverty line.
5,513,000 households, 815,904 potable water connections, Infant
mortality is 13 per 1000
City Master Planning
DIC Going Global – Cochin Nov 2004
Findings
Latest Master Plan was conducted in 1980th, with partial regulations
on built environment and infrastructure
Cochin Development Authority has a shakable role in planning and
managing the urban development
Latest Master Plan was conducted in 1980th, with partial regulations
on built environment and infrastructure
Recommendations
Careful analysis required to avoid disturbing the fragile urban fabrics.
International expertise is required, preferably in Joint Venture with a
local house of expertise
Introducing Master Planning Phase of 6 months including
infrastructure project. Plots development commences in 3-4 months
as regulations are set
City Traffic Status
DIC Going Global – Cochin Nov 2004
Findings
80% or more of the roads are two directions/ single lane,
with average total width of 20’
Bikers are 40% of the commuters, 40% for busses and 20%
with private cars. Car ownership is increasingly high and
further facilitated
The busy sea ports increase traffic pressure with
increasing amount of lorries and heavy vehicles
Recommendations
Municipality requires no Traffic Impact Study, but is needed
for proper zone planning
Both NH47 & Sea Port/Air Port arteries should be analyzed
as main accesses to the development
Architectural Trends
DIC Going Global – Cochin Nov 2004
Findings
Traditional trussed-roofing styles are more convenient to
reduce water proofing costs
Curtain walls are interpretation of modernization that is
available in competitive costs
All materials are available in local market, mostly Indian
made, with few purchased from nearby sources. Imports
are affected with various taxes
Recommendations
Prequalifying local architects to provide various Concepts
vide design competitions
Prequalifying a Consultant to develop all designs and unify
standardization
DIC Going Global – Cochin Nov 2004
Modern Indian Architecture
Contractual Engagement
DIC Going Global – Cochin Nov 2004
Findings
Local contracting is based on simple Work Order and
Handover Statement. Lead contractors will accept FIDIC as
international contractual media
Quantity Survey Service is not recognized as a main input
in the industry. QS do not report to The Client
Arbitration Structure should be investigated further.
However parties may accept resolution issued by authority
Recommendations
Imposing TECOM Contracting Models is a must to protect
interests of all stakeholders
Independent QS service is a must to organize and control
expenditure. QS should be Dubai Based
Design Management
DIC Going Global – Cochin Nov 2004
Findings
Deliverables of design process are conventional, as
design development led by the architect
Structural design tend to increase margins of safety, which
increase the construction costs
Number of Consultants is irrelevant to the market demand,
which indicates the domination by contractors
Recommendations
TECOM Methodology of Design Management is much
needed to certify deliverables and service
Enabling Local Architects will enrich the development with
adequate concepts to the local culture and international
perspectives
Construction Management
DIC Going Global – Cochin Nov 2004
Findings
Design & Built is the ruling trend for leading contracting
companies; which seriously increases their profits
Consultant’s supervision is poorly organized with
uncertain deliverables or inputs
Generally, construction management is conventional with
no impacts of modern techniques or methodologies.
Recommendations
To secure the project success, a resourceful Project
Manager is required with adequate tools to maintain
standards of execution
Prequalifying good contractors is a must. In addition it will
generate value if one capable contractor carries on the job
Cost Estimates
HITEC PHASE I
ON OFFICE
AREA
HITEC-Ph-2 ON
OFFICE AREA
ONLY
DIC Going Global – Cochin Nov 2004
Sno. DESCRIPTION
Rs. / SFT
1996-97
Rs. / SFT
1999-2000
DMRC IT
Park ON
ASCENDAS
CTS
Cyber
OFFICE
IT PARK
Chennai
Pearl
SPACE
CHENNAI
ONLY
Rs. / SFT
Rs. / SFT
Rs. / SFT
Rs. / SFT
2003
2003
2002 2003-2004
INFOTECH
PARK ,
Manapakk
am
Rs. / SFT
2004
CIVIL WORKS
1
2
3
4
5
6
7
8
9
10
11
12
Civil & Structural works
Finishing works
Plumbing & Sanitation
External works
SERVICES
A/C and mechanical ventillation installation
Electrical installation
Fire protection installation
Potable water system
Vertical tranportation
Building management system &CCTV
Data & voice communication system
Misc.
Total per sqft in Rs
Total Built-up Area in SFT
327
473
30
75
906
0
299
431
52
10
80
32
43
0
947
1853
379
425
19
22
845
0
301
541
72
9
78
30
38
0
1069
1914
675
340
34
0
1049
0
317
464
62
0
60
0
97
0
999
2048
715
295
46
28
1084
600
400
40
75
1115
665
336
32
38
1071
653
364
54
37
1108
256
353
53
270
300
40
244
522
68
294
446
29
77
50
100
70
34
100
14
853
1937
50
810
1925
904
1975
30
833
1941
580750
380000
512000
400000
621000
120000
Add extra for steel price increase
75
Add extra Structural Glazing & St.steel Mullions( Architecture Specific)
175
Add extra for Office Flooring ( Part of Interior)
100
Add extra for HVAC , fire and electrical Distributionoffice area distribution
105 ( Pa
Design Fees ( Paid separately)
65
2461
Source L&T Contracting
Electricity & Power Supply
DIC Going Global – Cochin Nov 2004
Findings
The Mandate of Electricity Boards in India is to provide
the power, independently from other municipal entities.
Availability of generated power is already secured
The power cuts are the major hazards any development
will confront. This is due to seasonal monsoons, overhead cables and exposed transformers
Local Electricians are efficient and capable to deliver all
assignments. Materials are available in local and
imported make
Recommendations
Double-sourced power supply is a must, which will
required additional arrangements and costs
Introducing the ground cabling system may will
generate new obstacles. However, Consultants will
propose appropriate solutions
Convoying Systems
DIC Going Global – Cochin Nov 2004
Findings
Developers and operators encourage occupants to use the
Stairs more than Elevators. Architectural configuration will
enable, while no Civil Defense approval is required
Various types of elevators are available, with commercial
driven brands
There are innovative ways to replace service lifts with
service ramps. Almost, there is no service lifts
Recommendations
Important to apply same percentage of lift-usage to avoid
unnecessary cost. Designers will have to define that
As service lifts are not commonly used, a multipurpose lift
carriage should be introduced
Air Conditioning
DIC Going Global – Cochin Nov 2004
Findings
Generally, natural temperature is acceptable for activities.
Humidity rates are higher to create random uncomforting
closed spaces
Most AC installations use Package units, which increase
OPEX, but reduce CAPEX
Thermal insulation is not recognized as a typical practice,
which reduces the general costs
Recommendations
Introducing the District Cooling Technology will be fairly
new, which requires further attention for design,
operations and maintenance
Double glazing is not required, as well as intense AC
distribution system, which reduce ducts
Storm Water System
DIC Going Global – Cochin Nov 2004
Findings
The city has excellent storm water system, that enable
normal activities despite the double-cycle of Monsoons
All buildings are well equipped to drain the heavy rain
waters in various techniques and applications
Ancient application store the rain waters in deep bits for
various non-potable water requirements
Recommendations
Careful details of water proofing are required, with
emphasis on Trussed-Roofing systems
Innovative concepts are encouraged to use rain water,
which will have various implication
Drainage System
DIC Going Global – Cochin Nov 2004
Findings
Existing trends apply old connectivity techniques that
generate costs & hardship, but reduce leakage
Cubicles are not commonly used for cost reduction
reasons. However, it is more hygienic
Sewage uses independent disposal techniques that
should be revised to meet intense demand
Recommendations
Improve quality of connectivity and finishing to meet
operational standards
Propose central treatment plant to generate irrigation,
and non-potable water for various usages
Fire Protection
DIC Going Global – Cochin Nov 2004
Findings
Most equipments, tools and networks required for efficient
fire fighting are available. Also alarm systems are modern
No certain data is available in Inert Gas System or FM200
as extinguishers for Data equipments
Applications to weld the steel pipes less than 25mm are
wrong and rejected by international standards
Recommendations
Adapting the international codes is a must to maintain the
confidence of business partners
Adapting standard measures for Data centers and
equipments
Office Fit-outs
DIC Going Global – Cochin Nov 2004
Findings
Standard of fit-out applications is acceptable, which
emphasis on efficiency and friendly environment. No signs
of luxury was observed.
Gypsum Boards on either wooden on metal frame are
commonly used, which are similar to TECOM Standards.
Emphasis was observed on wooden accessories rather
than metal ones
Generally, finishing are adequate and appealing for the
environment. Care was introduced to “cheerful’ public
areas
Recommendations
Trends of Interiors should be followed as interpretation for
common culture and address of identity
Despite the narrow walkways, care should be addressed to
revise the space models and standards
Office Furniture
DIC Going Global – Cochin Nov 2004
Findings
All furniture were durable, simple and cheap. However
this did not reduce quality of design standards
Using skirting cabling is common in correspondence with
the economical approach and operational guidelines
Most of the furniture are either Indian Make or Asian,
which have less amount of components that reduces
maintenance costs
Recommendations
Same furniture should be introduced to meet the “Plug &
Play” concepts. If structural cabling techniques were
adapted, results will be better
Avoiding carpeting the floors is more hygienic and
operative, subject to adapt connectivity method
Structural Cabling
DIC Going Global – Cochin Nov 2004
Findings
Distribution system enables skirting points within
workstations. Number of points should be defied prior to
lay the conduits
The system is neither flexible nor changeable, but
economically cheaper
Distribution frames are available as per capacities and
operational standards
Recommendations
To introduce new distribution system that reduces number
of floor boxes and enables skirting points without affecting
feasibility, mobility, or flexibility
TECOM Standards are more sophisticated that should be
investigated further to meet Cochin’s market requirements
Landscaping
DIC Going Global – Cochin Nov 2004
Findings
Naturally, it is landscaped country, where minimal inputs
are required
Rich soil, rich rainfall and integration with surroundings
are basic elements for best designs
Trends to introduce carefully designed and maintained
landscape is generally observed
Recommendations
To utilize the local expertise that not only will reduce the
costs, but also generate convenient proposals
Careful designs of water features is required to avoid
increased costs for water proofing
Info Park 1
DIC Going Global – Cochin Nov 2004
Findings
Sq ft 120,000 built up area of Rs 295,320,000 or Dhs
24,610,000 of average cost sq ft/Dhs 205
Administration provide furnished and unfurnished spaces
as per demand.
Common areas are limited despite the lower efficiency
(App. 65%).
Recommendations
Structural cabling system is cheaper, but not very flexible,
which had to be carefully reviewed
Lower efficiency contribute to weather conditions and a
redundancy for power cuts to enable natural ventilation
Info Park 2
DIC Going Global – Cochin Nov 2004
Findings
Sq ft 218,482 built up area (Total Cost is not available, but
construction contract is Rs 233,644,754 or Dhs 19,470,040)
Heavy structural systems and elements were used, which
substantially increases the construction costs.
Floor plans were not set for small units, but for large open
spaces. This may was set to meet marketing proposals
Recommendations
TECOM Model in setting floors layout should be introduced
as marketing & planning tools. However, careful analysis
should be addressed
As the building did not address the parking arrangements,
further analysis should be addressed to assure adequacy
Airport Location
DIC Going Global – Cochin Nov 2004
Findings
The site is located at the leathern northern parameters of
the city, with sole access to Airport Road
Plain Flat site that will enable reduced infrastructure costs,
but will increase the foundation costs due to it strata
Limited expansion opportunities as various ownerships
surround the site
Recommendations
The site could be excellent if city development will not
grow in its direction. This will enable controlled
environment
Configuration will enable tight and easy security
applications, which will suite international developers
Info Park Location
DIC Going Global – Cochin Nov 2004
Findings
Direct accesses to all business directions and centers with
multiple expansion opportunities
Topographic configuration that allows introducing a
unique business environment with natural phasing model
Physical integration with current business entities, which
will allow bilateral cooperation and integration
Recommendations
Concentration required on zone accesses and integration
with surrounding urban compositions
Security concerns due to the informal boundaries that will
mainly requires patrols
Comparison
DIC Going Global – Cochin Nov 2004
Criteria
Airport Site
Info Park Site
500 Acres
Area
150 Acres are available
and vacant
500 Acres are available
and vacant
500 Acres
Expansion
200 Acres are available
and vacant
510 Acres are not
formally available but
vacant
3 Directions
Accesses
Only one access
One available & one
under construction
Existing
ICT Logistics
Proposed commercial
development
Info Park is operational
Absorbable
Traffic
Main access is wide
Northern Access is very
narrow
2 Sources
Power
Airport zone has
secured sources
Near main power grid
50% Rocks
Soil
Plain site
50% are hills
30 Minutes
Travel
20 km from city center
11 km from city center
Boundaries
Security
CCTV are sufficient
Hard topography
Open
Innovation
Engineers’ Dream
Architects’ Dream
Development Model
DIC Going Global – Cochin Nov 2004
Preferences
Self contained environment that enable all requirements for
commercial, residential and recreational facilities
Adapt architectural and facilities model to meet local requirements
with appropriate vacancies for international standards
Structure professional services to enable successful mixture of
expertise to safeguard the success criteria of the project
Recommendations
Define the stakeholders of the following professional structure to take
appropriate roles in development of the project
Enable steady and sole project management scenario that answers
and satisfies all interests of the Sponsor
DIC Going Global – Cochin Nov 2004
Proposed Professional Structure
Info Park
Sponsor
Business Partners
Logistic Support
Project Manager
Quantity Surveyor
Master Planner
Local Architects
Lead Consultant
Master Plan
Concepts of
Projects on Plots
Design
Development
Building
Regulations
Construction
of Projects
SubConsultants
Infrastructure
Consultant
The Zone
Development
Main Contractor
DIC Going Global – Cochin Nov 2004
Proposed Schedule
Stakeholders to be
identified Dec 04/Mar 05
Master Planning
Infrastructure Design
Infrastructure Part A
Infrastructure Part B
Infrastructure Part C
Development Part A
Development Part B
Development Part C
By Partners Part A
By Partners Part B
By Partners Part C
2005
Q1
Q2
Q3
2006
Q4
Q1
Q2
Q3
2007
Q4
Q1
Q2
Q3
Q4
DIC Going Global – Cochin Nov 2004
Chosen Site
DIC Going Global – Cochin Nov 2004
Urban Components
Existing
Habitats
Existing
Development
Line of Attractions
DIC Going Global – Cochin Nov 2004
Phasing
Phase Three
Phase Two
Phase One
DIC Going Global – Cochin Nov 2004
Details of Phase One
2007
2008
2007
2008
2008
2006
2006
2007
2007
2006
2008
2006
2007
2007
2006
2007
2008
2006
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