cost effective building construction kls sahabandu.pdf

8/14/2019 COST EFFECTIVE BUILDING CONSTRUCTION KLS Sahabandu.pdf

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OST EFFECTIVE BUILDING

ONSTRUCTION, STRUCTURAL

ESIGNER'S VIEW

K L S Sahabandu-CECB

11

COST EFFECTIVE BUILDING CONSTRUCTIONCOST EFFECTIVE BUILDING CONSTRUCTION

STRUCTURAL DESIGNER'S VIEWSTRUCTURAL DESIGNER'S VIEW

byby

K.L.S. SAHABANDUK.L.S. SAHABANDU

Additional General Manager (Designs)Additional General Manager (Designs)

Central Engineering Consultancy BureauCentral Engineering Consultancy Bureau (CECB)(CECB)

22

From the earliest times people have needed someFrom the earliest times people have needed some

idea of what a new building was going to costidea of what a new building was going to cost

before they started work on it.before they started work on it.

The New English Bible saysThe New English Bible says Would any of youWould any of you

think of building a tower without first sitting downthink of building a tower without first sitting downand calculating the cost, to see whether he couldand calculating the cost, to see whether he could

afford to finish it? Otherwise, if he has laid itsafford to finish it? Otherwise, if he has laid its

foundations and then is not able to complete it, allfoundations and then is not able to complete it, all

the onlookers will laugh at him.the onlookers will laugh at him. There is the manThere is the man

they will saythey will say who started to build and could notwho started to build and could not

finishfinish.. (St Luke, Ch 14.)(St Luke, Ch 14.)

33

PARTICIPANTS IN THE CONSTRUCTIONPARTICIPANTS IN THE CONSTRUCTION

INDUSTRYINDUSTRY

DECISION MAKERSDECISION MAKERS -- Policy MakersPolicy Makers

-- PlannersPlanners

-- DevelopersDevelopers

-- OwnerOwner

CONSULTANTSCONSULTANTS -- Project ManagersProject Managers

-- ArchitectsArchitects

-- EngineersEngineers

-- Quantity SurveyorsQuantity Surveyors

CONTRACTORSCONTRACTORS

44

ENGINEERSENGINEERS

GEOTECHNICAL / FOUNDATIONGEOTECHNICAL / FOUNDATION

STRUCTURALSTRUCTURAL

BUILDING SERVICESBUILDING SERVICES

-- ElectricalElectrical

-- MechanicalMechanical

-- Water Supply & DrainageWater Supply & Drainage

-- AcousticAcoustic

55

OWNER / DEVELOPER / DECISION MAKEROWNER / DEVELOPER / DECISION MAKER

FUNCTIONAL REQUIREMENTSFUNCTIONAL REQUIREMENTS

-- Building SizeBuilding Size

-- ComfortComfort

-- PrestigePrestige

-- Low running costLow running cost

BUDGETARY CONSTRAINSBUDGETARY CONSTRAINS

66

PLANNING / DESIGN / CONSTRUCTIONPLANNING / DESIGN / CONSTRUCTION

FEASIBILITY, OUTLINE & SCHEMATIC DESIGNSFEASIBILITY, OUTLINE & SCHEMATIC DESIGNS

DETAIL DESIGNSDETAIL DESIGNSSPECIFICATIONSSPECIFICATIONS

BILL OF QUANTITIESBILL OF QUANTITIES

PROCUREMENTPROCUREMENT

CONSTRUCTIONCONSTRUCTION

MAINTENANCEMAINTENANCE


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ESIGNER'S VIEW


77

COST INDICATORSCOST INDICATORS

COSTCOST //SQUARE FOOT (METRE)SQUARE FOOT (METRE)COST / BED, COST / PUPIL, COST / ROOMCOST / BED, COST / PUPIL, COST / ROOM

TYPE OF BUILDINGTYPE OF BUILDING -- Functional CategoryFunctional Category

-- FormForm

LOCATIONLOCATIONSUBSOIL CONDITIONSSUBSOIL CONDITIONS -- Foundation TypeFoundation Type

MATERIALSMATERIALS -- ArchitecturalArchitectural

-- StructuralStructural

SYSTEMSSYSTEMS -- VentilationVentilation

-- LightingLighting

-- ConveyanceConveyance

88

LIFELIFE--CYCLE COSTINGCYCLE COSTING

CAPITAL COSTCAPITAL COST

RUNNING COSTRUNNING COST -- MaintenanceMaintenance

-- RepairsRepairs

-- CleaningCleaning

-- ReplacementsReplacements

-- PaintingPainting

-- (Interest on Capital Cost)(Interest on Capital Cost)

99

REASONS FOR ACCEPTING LESSERREASONS FOR ACCEPTING LESSER

CAPITAL COSTSCAPITAL COSTS

Where the building is to be disposed of byWhere the building is to be disposed of by

sale, maintenance charges will fall upon thesale, maintenance charges will fall upon the

purchaser, which would be of little importancepurchaser, which would be of little importance

to the developer, who is responsible for theto the developer, who is responsible for the

construction cost.construction cost.

Where the building is to be let, or usedWhere the building is to be let, or used

commercially, the initial cost comes out ofcommercially, the initial cost comes out of

capital, while the repairs and maintenance arecapital, while the repairs and maintenance are

deducted from the commercial receipts indeducted from the commercial receipts in

calculating profit for the year.calculating profit for the year.

1010

BuiltBuilt --in Obsolescencein ObsolescenceAlthough a buildingAlthough a building

may be perfectly sound after the passage ofmay be perfectly sound after the passage of

years it may become oldyears it may become old--fashioned in design.fashioned in design.

The future could not really be forecasted.The future could not really be forecasted.

-- Maintenance policyMaintenance policy

-- Interest ratesInterest rates

-- InflationInflation

1111

REASONS FOR ACCEPTING HIGHERREASONS FOR ACCEPTING HIGHER

CAPITAL COSTSCAPITAL COSTS

For prestige reasons.For prestige reasons.

The client may consider that his building is tooThe client may consider that his building is too

important to have cheap and inferior materials andimportant to have cheap and inferior materials andworkmanship.workmanship.

Expensive materials are generally more durable andExpensive materials are generally more durable andaesthetically pleasant.aesthetically pleasant.

Replacement or repair may be inconvenient or difficult.Replacement or repair may be inconvenient or difficult.

Saving of money on a specific item may involveSaving of money on a specific item may involverepairs out of all proportion to the saving.repairs out of all proportion to the saving.

Obsolescence may not be a factor of any importanceObsolescence may not be a factor of any importance

1212

LIFELIFE--CYCLE COST OF MECHANICALCYCLE COST OF MECHANICAL

AND ELECTRICAL INSTALLATIONSAND ELECTRICAL INSTALLATIONS

The conflict between capital outlay and running costsThe conflict between capital outlay and running costs

occurs in a pronounced form in the evaluation ofoccurs in a pronounced form in the evaluation of

energyenergy--consuming systems, because considerableconsuming systems, because considerable

economy in daily energy costs can be achieved byeconomy in daily energy costs can be achieved by

additional capital expenditure.additional capital expenditure.

EXAMPLES:EXAMPLES:

Thermal insulation of the building, double glazing etc.Thermal insulation of the building, double glazing etc.

AirAir--conditioning systems(Capital cost, running cost,conditioning systems(Capital cost, running cost,

life time, replacement cost etc.)life time, replacement cost etc.)

Additional lift cost for a tall buildingAdditional lift cost for a tall building


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ESIGNER'S VIEW


1313

BASIC DESIGN AND COSTBASIC DESIGN AND COST

RELATIONSHIPSRELATIONSHIPS

SIZE

COST FORM &

SPECIFICATIONS

1414

DESIGN & COST PROCEDUREDESIGN & COST PROCEDURE(PRE(PRE--TENDERTENDER))

STAGE 1STAGE 1 -- INCEPTIONINCEPTION

Appointment of a design team and defining theAppointment of a design team and defining the

general approach.general approach.STAGE 2STAGE 2 -- FEASIBILITYFEASIBILITY

Testing to see whether clientTesting to see whether clients requirementss requirementscan be met in terms of planning,can be met in terms of planning,accommodation, cost, etc.accommodation, cost, etc.

STAGE 3STAGE 3OUTLINE PROPOSALSOUTLINE PROPOSALS

General approach identified together withGeneral approach identified together withcritical dimensions, main space locations andcritical dimensions, main space locations anduses.uses.

1515

STAGE 4STAGE 4 -- SCHEME DESIGNSCHEME DESIGN

Basic form determined and cost plan (budget)Basic form determined and cost plan (budget)determined.determined.

STAGE 5STAGE 5 -- DETAIL DESIGNDETAIL DESIGN

Design developed to the point where detailing isDesign developed to the point where detailing iscomplete and the buildingcomplete and the building worksworks..

STAGE 6STAGE 6 -- TENDER INFORMATIONTENDER INFORMATION

Working drawings prepared for the tender documents.Working drawings prepared for the tender documents.

STAGE 7STAGE 7BILL OF QUANTITIESBILL OF QUANTITIES

Bill of Quantities prepared based on tender drawingsBill of Quantities prepared based on tender drawingsand specifications.and specifications.

1616

COST PLANNING METHODSCOST PLANNING METHODS

Traditional cost planning methods do very littleTraditional cost planning methods do very littleto contribute to the preto contribute to the pre--sketch design dialogue,sketch design dialogue,where all the major decisions of form andwhere all the major decisions of form andquality tend to be taken.quality tend to be taken.

Current research suggests that there is aCurrent research suggests that there is aheavy commitment of cost prior to a sketchheavy commitment of cost prior to a sketchdesign being formalised. This may amount todesign being formalised. This may amount toover 70% of the final potential building cost,over 70% of the final potential building cost,leaving perhaps only 30% to actualleaving perhaps only 30% to actual controlcontrol..

1717

COST PLANNING METHODSCOST PLANNING METHODS

0

20

40

60

80

100

DESIGN TIME

ACCUMULATED

COMMITMEN

T

TO

EXPENDITURE Completion of sketch

designs

Tender

Minimum possible expenditure

1818

DESIGN TECHNIQUESDESIGN TECHNIQUES

What are the Constraints?What are the Constraints?

What are the priorities?What are the priorities?

How much space is required?How much space is required?

What arrangement of space isWhat arrangement of space is

required?required?

What form should the building take?What form should the building take?

What is the level of specifications?What is the level of specifications?


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ESIGNER'S VIEW


1919

WHAT ARE THE CONSTRAINTS?WHAT ARE THE CONSTRAINTS?

PHYSICAL FACTORPHYSICAL FACTOR

EXTERNAL BODIES & INSTITUTIONSEXTERNAL BODIES & INSTITUTIONS

CLIENT AND HIS ADVISERS / DESIGNCLIENT AND HIS ADVISERS / DESIGN

TEAMTEAM

2020

PHYSICAL FACTORSPHYSICAL FACTORS

RELATE TO THE SITERELATE TO THE SITE

-- BoundariesBoundaries

-- Easements (Right of way)Easements (Right of way)-- Method of accessMethod of access

-- Nearness of service supplierNearness of service supplier

-- Visual aspects & viewsVisual aspects & views

-- Soil conditionsSoil conditions

--Adjacent StructuresAdjacent Structures

-- Material availabilityMaterial availability

2121

EXTERNAL BODIES & INSTITUTIONSEXTERNAL BODIES & INSTITUTIONS

Building RegulationsBuilding Regulations

Planning RequirementsPlanning Requirements

Local Authorities RegulationsLocal Authorities Regulations

2222

CLIENT AND HIS ADVISERSCLIENT AND HIS ADVISERS

COST LIMITSCOST LIMITS

SPECIFIC DEMANDSSPECIFIC DEMANDS

TIME CONSTRAINSTIME CONSTRAINS

2323

Definitions of the constraints is ofDefinitions of the constraints is of

enormous assistance in containing theenormous assistance in containing the

design solution. They help in narrowingdesign solution. They help in narrowing

down the range of possible solutions,down the range of possible solutions,which are for practical purposes almostwhich are for practical purposes almost

infinity without them. Ignorance of theseinfinity without them. Ignorance of these

issues will possibly result in abortiveissues will possibly result in abortive

effort and a less than satisfactoryeffort and a less than satisfactory

service to the client.service to the client.

2424

WHAT ARE THE PRIORITIES?WHAT ARE THE PRIORITIES?

If priorities can be ranked and givenIf priorities can be ranked and given

their due importance in solving thetheir due importance in solving the

design problem then it should bedesign problem then it should bepossible to spend the clientpossible to spend the clients money ins money in

accordance with these requirements.accordance with these requirements.

Examples:Examples:

1.1. Insulation for noiseInsulation for noise

2.2. Maintenance free building elementsMaintenance free building elements


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ESIGNER'S VIEW


2525

HOW MUCH SPACE IS REQUIRED?HOW MUCH SPACE IS REQUIRED?

CLIENTCLIENTS BRIEFS BRIEF

-- Usable area requiredUsable area required

-- Circulation Areas not givenCirculation Areas not given

-- Multiple use of spaceMultiple use of space

COSTSPACE

2626

ARRANGEMENT OF SPACEARRANGEMENT OF SPACE(Optimise the positioning of Space)(Optimise the positioning of Space)

DESIGN METHOD ASSOCIATION MATRIXDESIGN METHOD ASSOCIATION MATRIX

-- Identify the relationship between spacesIdentify the relationship between spaces

-- Weighting systemWeighting system

BUBBLE DIAGRAMBUBBLE DIAGRAM

-- Identify the Spaces & LinksIdentify the Spaces & Links

-- Strength of associationStrength of association

2727

FORM OF BUILDINGFORM OF BUILDING

Translate the functional spatialTranslate the functional spatial

arrangement of the bubble diagram intoarrangement of the bubble diagram into

a building form that will reflect thea building form that will reflect the

relationships determined.relationships determined.

ConstrainsConstrains -- SiteSite

-- Planning RequirementsPlanning Requirements

-- Cost LimitsCost Limits

2828

BANQUET HALL /

AUDITORIUM

OPTION 1

TRANSVERSEBEAM

BANQUET HALL /

AUDITORIUM

OPTION 3

BANQUET HALL /

AUDITORIUM

OPTION 2

SPACE ARRANGEMENT EFFECT ON ENGINEERING SYSTEMS

2929

LEVEL OF SPECIFICATIONLEVEL OF SPECIFICATION

FINISHESFINISHES

ENVIRONMENTAL COMFORTENVIRONMENTAL COMFORT

DURABILITYDURABILITY

MAINTENANCEMAINTENANCE

OPERATIONAL COSTOPERATIONAL COST

PRESTIGEPRESTIGE

3030

COST PLANNING STRATEGYCOST PLANNING STRATEGY

1.1. COST PLANNING & CONTROL OF THECOST PLANNING & CONTROL OF THE

DESIGN PROCESSDESIGN PROCESS

2.2. COST CONTROL AT CONSTRUCTIONCOST CONTROL AT CONSTRUCTION

PROCUREMENT STAGEPROCUREMENT STAGE


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ESIGNER'S VIEW


3131

COST PLANNING & CONTROL OF THECOST PLANNING & CONTROL OF THE

DESIGN PROCESSDESIGN PROCESS

1.1. Cost planning the BriefCost planning the Brief

2.2. Cost Planning at Schematic StageCost Planning at Schematic Stage

3.3. Cost Planning at Detail Design StageCost Planning at Detail Design Stage

3232

COST PLANNING THE BRIEFCOST PLANNING THE BRIEFPreliminary estimate based on floor areaPreliminary estimate based on floor area

1.1. Market conditionsMarket conditions

2.2. Size, number of storeys, etc.Size, number of storeys, etc.

3.3. Specification levelSpecification level

4.4. Inclusions and exclusionsInclusions and exclusions

5.5. ServicesServices

6.6. Site and foundation conditionsSite and foundation conditions

7.7. Other factorsOther factors

3333

SITE CONDITIONSSITE CONDITIONS

ADJOINING BUILDINGS / INFRAADJOINING BUILDINGS / INFRA--STRUCTURESTRUCTURE

-- Location w.r.t the site / proposed buildingLocation w.r.t the site / proposed building

-- Substructure / foundation detailsSubstructure / foundation details

SITE TOPOGRAPHYSITE TOPOGRAPHY

EFFECTS FROM BASEMENT CONSTRUCTIONEFFECTS FROM BASEMENT CONSTRUCTION

3434

SITE CONDITIONSSITE CONDITIONS

SITE BOUNDARIES / BASEMENTS / WATER TABLE / TEMPSITE BOUNDARIES / BASEMENTS / WATER TABLE / TEMPOORRARARYY

WORKSWORKS

SITE BOUNDARY

45

W.T.

PROPOSED BUILDING EXISTING BUILDING

EGL

3535

ACCESSROAD

RETAINING WALL

SITE CONDITIONSSITE CONDITIONSTOPOGRAPHY / ACCESSTOPOGRAPHY / ACCESS

EARTH FILL

3636

SITE CONDITIONSSITE CONDITIONSTOPOGRAPHY / ACCESSTOPOGRAPHY / ACCESS

ACCESS ROAD


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ESIGNER'S VIEW


3737

SUBSUB--SOIL CONDITIONSSOIL CONDITIONS

LOAD BEARING CAPACITIESLOAD BEARING CAPACITIES

DEPTHS TO THE BEARING STRATADEPTHS TO THE BEARING STRATA

LONG TERM SETTLEMENT OF SUBLONG TERM SETTLEMENT OF SUB--SOILSOIL

WATER TABLEWATER TABLE

3838

EARTH FILL

SOFT SOIL

OVERBURDENBED ROCK LEVEL

SUBSOIL CONDITION Vs BUILDING

SHAPE

3939

COST PLANNING AT SCHEMATICCOST PLANNING AT SCHEMATIC

STAGESTAGE

Building ShapeBuilding Shape

-- Perimeter / AreaPerimeter / Area

-- Circular ShapeCircular Shape -- ConstructabilityConstructability

-- Square ShapeSquare Shape -- Ventilation ProblemsVentilation Problems

-- Rectangular ShapeRectangular ShapePreferablePreferable

-- HeightHeight-- Cost for special arrangementsCost for special arrangements

4040

HEIGHTHEIGHTTall buildings are invariably more expensive to build than low rTall buildings are invariably more expensive to build than low riseise

buildings offering the same accommodation, and taller the buildibuildings offering the same accommodation, and taller the buildingng

the greater the comparative cost.the greater the comparative cost.

Special ArrangementsSpecial Arrangements

-- High speed LiftsHigh speed Lifts

-- Pumping WaterPumping Water

-- Fire escape arrangementsFire escape arrangements

--Additional spaces for servicesAdditional spaces for services

Additional LoadsAdditional Loads

-- Weights of the upper floorsWeights of the upper floors

-- Wind and Seismic loadsWind and Seismic loads

4141

Higher Standards forHigher Standards for

-- WindowsWindows

-- Wall PanelsWall Panels

Construction Cost for working at greater heightsConstruction Cost for working at greater heights

Additional Running CostsAdditional Running Costs

SingleSingle--storey buildings are economical when:storey buildings are economical when:-- Large column or wall free area is requiredLarge column or wall free area is required

-- Heavy loads to be supportedHeavy loads to be supported

-- Low cost foundation can be adoptedLow cost foundation can be adopted

SAVING LAND COSTSAVING LAND COST

4242

COST PLANNING AT DETAIL DESIGNCOST PLANNING AT DETAIL DESIGN

STAGESTAGE

FOUNDATIONSFOUNDATIONS -- SHALLOWSHALLOW -- PadsPads

-- StripStrip

-- RaftRaft

-- DEEPDEEP -- PilePile -- Pile TypesPile Types

FRAME / SUPERFRAME / SUPER--STRUCTURESTRUCTURE -- Load Bearing WallsLoad Bearing Walls

-- Concrete/Steel FrameConcrete/Steel Frame

-- Column SpacingColumn Spacing

-- Beam SpacingBeam Spacing

LOAD PATH COST


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ESIGNER'S VIEW


4343

SLAB SYSTEMSLAB SYSTEMSIGNIFICANT IMPACT ON THE COST IN MULTISIGNIFICANT IMPACT ON THE COST IN MULTI--STOREY BUILDINGSSTOREY BUILDINGS

SPANSSPANS

MINIMUM DEPTHMINIMUM DEPTH

Example: 2.5mExample: 2.5m -- 5.0m5.0m -- OPTIMUM DESIGNOPTIMUM DESIGNFORMWORK SYSTEMFORMWORK SYSTEM

PRECAST Vs INSITU CONCRETEPRECAST Vs INSITU CONCRETE

PRESTRESSED Vs REINFORCEDPRESTRESSED Vs REINFORCED

CONCRETECONCRETE

OPTIMISATION4444

CONCRETE CONSTRUCTIONCONCRETE CONSTRUCTION

REINFORCED CONCRETEREINFORCED CONCRETE

1.1. PrecastPrecast

2.2. InsituInsitu

PRESTRESSED CONCRETEPRESTRESSED CONCRETE

1.1. PrecastPrecast

2.2. InsituInsitu

4545

STEEL CONSTRUCTIONSTEEL CONSTRUCTION

Preferable forPreferable for

-- Roof ConstructionRoof Construction

-- Single Storey Industrial BuildingsSingle Storey Industrial Buildings

-- Large SpansLarge Spans

--Aesthetical ReasonsAesthetical Reasons

WHERE FIRE RESISTANCE IS NOT REQUIRED

4646

FACTORS EFFECTING THE COSTFACTORS EFFECTING THE COST

SPANSSPANS

ALLOWABLE DEPTH FOR FLOOR SYSTEMALLOWABLE DEPTH FOR FLOOR SYSTEM

SPAN / DEPTH RATIOSPAN / DEPTH RATIO

WEIGHTS OF INTERNAL PARTITIONS/WEIGHTS OF INTERNAL PARTITIONS/

CLADDINGSCLADDINGS

WEIGHTS OF FINISHESWEIGHTS OF FINISHES

OPTIMISATION

4747

ROOF SYSTEMSROOF SYSTEMS

FLAT ROOF OPTIONFLAT ROOF OPTION

PITCH ROOF OPTIONPITCH ROOF OPTION

CLADDING SYSTEMSCLADDING SYSTEMS

WATER PROOFING SYSTEMSWATER PROOFING SYSTEMS

INSULATIONINSULATION

LIFE CYCLE COST

4848

EXTERNAL WALLSEXTERNAL WALLS

LOAD BEARING / NONLOAD BEARING / NON--LOAD BEARINGLOAD BEARING(GRAVITATIONAL LOADINGS)(GRAVITATIONAL LOADINGS)


MAINTENANCEMAINTENANCECONSTRUCTABILITYCONSTRUCTABILITY

WEATHER RESISTIVITYWEATHER RESISTIVITY

SELF WEIGHTSELF WEIGHT

RESISTANCE TO WIND LOADINGSRESISTANCE TO WIND LOADINGS

LIFE CYCLE COST


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ESIGNER'S VIEW

4949

INTERNAL WALLS & PARTITIONSINTERNAL WALLS & PARTITIONS

SELF WEIGHTSELF WEIGHT


MAINTENANCE COSTMAINTENANCE COST

FIRE REQUIREMENTSFIRE REQUIREMENTS

SOUND INSULATIONSSOUND INSULATIONS

LIFE CYCLE COST

5050

DETAILING ASPECTSDETAILING ASPECTS

WATER PROOFINGWATER PROOFING

INSULATIONSINSULATIONS

CLADDING / WINDOW DETAILSCLADDING / WINDOW DETAILS

ROOF DETAILSROOF DETAILS

INTERFACESINTERFACES

JOINT FILLERSJOINT FILLERS

LIFE CYCLE COST

5151

MESSAGE

5252

ARCHITECTS

ENGINEERS

Q.SURVEYORS

PROJECT MANAGER

5353

ARCHITECTS

ENGINEERS

Q.SURVEYORS

PROJECT MANAGER5454

ARCHITECTSENGINEERS

QUANTITY SURVEYORS

PROJECT MANAGER

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