VALUE MANAGEMENT

Framework
B u i l d i n g D e ve l o p m e n t

Prepared By: PMCD With Inputs From: EPD & LPD Volume 1 | Rev 01
 Concept Design
Building Project

Contents

Business Case

Development Concept

Project Timeline

Contract Management

Annex
Concept Design Value Management

1
 Concept Design
Building Project

Business Case Purpose

1. Location and development parameters e.g. GPR, GFA, NRA and To assist VM
land area. Committee to
discuss and
endorse the
development value
drivers and
objectives for the
project.

Notes:

2. Market Trends and types of Industry

3. Benefits of implementing this project

4. Returns of this development

5. Contribution to industry growth, productivity, competitiveness

and enhancement of JTCs image in the market

6. Customers occupation timeline, requirements and tenancy mix

7. Business model e.g. 3rd party operator

8. Risk assessment and management

Market Trends &

Statistics

2
 Concept Design
Building Project

Development Concept Notes:

1. Building Efficiency

To increase design efficiency:

a) Ways to optimize NFA, GFA and CFA for a given

building type

b) To access the floor efficiency (NFA over GFA) by looking

at the minimum unit size, tenant mix, building type,
building specifications, etc.; and the guide ratios are as
shown:

Poor High % Less Higher

Lower
NFA/ Circulation Usable Unit Cost
Efficiency
GFA Space Areas psf GFA
Ratios

Multi-Tenanted
Industrial Facility
65 75%

2. Building Quality
There is a need to define and classify the quality of building specification
or grade based on business needs. Architecture and sustainability
features such as high quality facades, finishing materials, sky-rise
greenery, higher Green Mark rating, landscape, etc. will add to the basic
building construction cost. A design cost/budget will need to be set aside
from the beginning if cluster choose to build higher building quality
grade.

VS

2
 Concept Design
Building Project

Development Concept (Cont) Notes:

3. Building Design
Some significant cost drivers for the project would depend on the
building design such as:

a) Passive Design consideration of natural ventilation, faade

fenestration, ESD modelling , landscape, etc.

b) Active Design consideration of air-condition, adoption of

sustainable energy, etc.

c) Target Green Mark to be achieved (Platinum, Gold Plus, Gold, etc.)

i.e. To be aligned with JTC Sustainability Plan.

d) Functional and operational requirements Floor loading, floor-

to-floor headroom, vibration requirements, blast & security
requirements, maintainability, waste management, insulation
(thermal and acoustic installation), data centre etc.

e) Industry specific code compliance, e.g. HACCP in food

industry.

f) Flexibility i.e. scalability, future expansion, structural/M&E

provision.

3
 Concept Design
Building Project

Project Timeline Notes:

1. Development Timeline
2. Commitment to potential investor

Contract Management
1. Basis of budget estimate
2. Procurement Approach
a) Design, Bid and Build
b) Design and Build
c) Early Contractor involvement
d) Build, Operate and Transfer
e) Build, Operate and Own

4
 Annex

VM Process for Building Projects

Milestone Output Conducted Led by Decision- Deliverables

by Making Level

Project Concept JTC Cluster VM Committee a) Minutes of VM

Initiation Design VM (Facilitator- (ACEOs and meeting,
Business ACEOs) Directors) b) Powerpoint
Needs/ Value slides,
Drivers (1/2 day c) List of KPIs
workshop)

Planning Design Brief JTC PM Project Team Prepare design brief

Project Scoping for consultancy
tender
Project Preliminary Consultant ACEO VM Committee Approved Concept
Conceptualisation Design VM (ACEO and Design
(Before CAPEX Directors)
Approval)
Before Submission Detailed JTC & ACEO VM Committee a) Minutes of VM
to Authorities Design VM Consultant (ACEO and meeting,
Refinements Directors) b) Powerpoint
Detailed Design slides,
(1/2 day c) Checklist for
workshop) Value Drivers
endorsed by VM
Committee

Execution to Value JTC & PM Project Team Change Request for

Closing Out Engineering Consultant design optimization

References:
Issue 1, 2012. A Publication of the Centre for Public Project Management, Value for Money (VfM)
Principles Part 1.
 Preliminary Design
Building Project

Contents

Preliminary Design

1) Architectural

2) Civil and
Structural

3) Mechanical and
Electrical
Preliminary Design Value Management 4) Sustainability

5) Risk Management

6) Design for Safety

Project Timeline

Contract Management

Annex

1
 Preliminary Design
Building Project

Preliminary Design Purpose

1. Architectural To assist VM
Committee on the
a) Buildability score following:

b) Site Layout and internal layout (i.e. management office, a) To validate the
guardhouse, Fire Command Centre, Electronic Parking value drivers
and objectives
System, )
discussed in
Concept Design
c) Compliance to Urban Design Guidelines (if any)
VM
d) Optimizing Design (building form & massing) and Managing b) To discuss and
Trade-Offs between Construction Cost, Business Needs and endorse the
Sustainability (Life Cycle Cost). preliminary
design and
feasibilities
i. Shape of Floor Plate: For a given floor area, a skinny and long
study for the
building will inherently cost more than a square building.
project.
This is expressed as the Wall-to-Floor Ratio. However,
rectangle building is better for passive design (natural
ventilation and daylight) which could minimize the Notes:
operations cost.

ii. Size of the Floor Plate: The larger the floor plate, the more cost
efficient is the design; e.g. it is more cost effective to have a
single large tower than 2 small towers. However the larger the
floor plate will reduce flexibility for smaller subdivision and
increase life cycle cost.

2
 Preliminary Design
Building Project

Preliminary Design (Cont) Notes:

1. Architectural (Cont)
iii. Building Shape and Floor Plate Configuration: The most
efficient and cost effective building shape is regular
rectilinear to minimise the surface area and associated costs.
Building forms that depart from this baseline will incur
incremental costs arising from increased surface area and
complexity of the faade systems, which will also affect the
life cycle costs from additional exposure to the environment.

Optimum building shape and floor plate configuration will

also depend on the business requirements i.e. minimum unit
size and tenant mix as well as passive design i.e. building
orientation and natural ventilation.

iv. Building Height: Another significant cost driver is the

buildings overall height. For the same GFA, a taller, more
slender building will incur a higher wall to floor ratio
(smaller floor plate). Building height will depend on the
business requirements i.e. minimum unit size, the site
area, plot ratio and configuration:

- Structural Systems

- Vertical Transportation

- Main Contractors preliminaries and overheads

3
 Preliminary Design
Building Project

Preliminary Design (Cont) Notes:

1. Architectural (Cont)
d) Building Faade
Different faade systems have direct impact on the costs; dimensions
of the glass panels, specification of the glass, wall to floor ratio,
geometry of the faade, use of structural components, special
features, and country of manufacture. Typical 1costs are shown
below:

i. Wall with plaster and paint ($150/m2)

ii. Windows ($280-$450/m2)

iii.Cladding ($400-$600/m2)

iv. Curtain Wall Systems ($450-$800/m2)

Appropriate faade design will be determined during VM1 based on

the business requirements. The cost of faade design should be
within the estimated design cost/budget.

e) Passive Design
i. The overall building design shall achieve highest/maximum
GM score for the passive design which include natural
ventilation, thermal transitivity, sun shading, building
orientation, etc.

ii. Building layout and design features such as faade

fenestrations etc. shall be optimized using ESD simulations
to achieve highest GM score for the passive design
according to the target GM certification to be achieved.

iii. Building Maintainability (e.g. roof landscaping, faade

cleaning, etc.)

f) Traffic Impact Analysis (TIA)

i. Access points to the development

ii. Improvement to existing road system

g) Environmental Impact Analysis (if required by authority)

4

1. Reference from Issue 1, 2012. A Publication of the Centre for Public Project Management, Value for Money
(VfM) Principles Part 1
 Preliminary Design
Building Project

Preliminary Design (Cont) Notes:

2. Civil and Structural
a) Concept of structural system and ways to improve
productivity
i. Cast-in-situ vs precast / structural steel
ii. types of foundation and piles e.g. optimise numbers
of piles and sizes
iii. Use of raft or footings

Fig 1: Breakdown of Civil and Structural Cost

b) Life-cycle cost benefits analysis on the selection of materials

c) Possible space constraint during construction which will

compromise safety, productivity and constructability

d) Scalability

5
 Preliminary Design
Building Project

Preliminary Design (Cont) Notes:

3. Mechanical and Electrical System
a) Design Basis and Load Estimates for all M&E System.

b) Major M&E equipment configuration (such as transformer,

chillers, cooling tower, genset, fire protection system,
Security System, Building Management System, etc) to be
presented.

c) Provision of gondola system and other building

maintenance unit

d) Other types of logistics transport system

e) Waste Conveyance and treatment system (e.g. pneumatic

waste system)

f) Lift traffic analysis and proposed lift configuration to be

presented

g) Proposed M&E plant room location, its accessibility for

future ramp up.

e) Presentation of Conceptual design for all M&E system.

f) Proposed energy efficient features and innovative system for

the development.

g) Other Specialists System

h) M&E Cost Estimate

Fig 2: Energy Consumption Breakdown in Typcal

Building

6
 Preliminary Design
Building Project

Preliminary Design (Cont) Notes:

4. Sustainability
a) Sustainable Materials / Fittings explored (e.g. usage of
recycled aggregate, toilet fittings, LED lights, etc.)

b) Sustainable Features (e.g. bicycle lots, Green Walls, etc.)

5. Risk Management
a) Risk allocation and ownership is clear and unambiguous.
b) Achieves best value for money
c) 5 critical fields to be addressed:
- Project risk management measures
- Project schedule tracking measures
- Project quality assurance measures
- Project cost tracking measures
- Site communication measures

7
 Preliminary Design
Building Project

Preliminary Design (Cont) Notes:

6. Design for Safety
a) Based on Guidelines on Design for Safety in Buildings and
Structures under BCA
b) Key aspects to be reviewed:

Accessibility Confined Space Emergency

Lighting Excavation Fall Prevention

Working Hoisting/ Weight Layout

Platforms
Maintenance Material Means/
Handling/ Methods
Storage
Operation Physical Hazards Sequence

Standardisation Weather

8
 Preliminary Design
Building Project

Project Timeline Notes:

1. Realistic Timeline
2. Development phasing
3. Ways to fast track, if required

Contract Management
1. To identify big cost items
2. Ways to reduce the cost of big cost items

9
 Annex

VM Process for Building Projects

Milestone Output Conducted Led by Decision- Deliverables

by Making Level

Project Concept JTC Cluster VM Committee a) Minutes of VM

Initiation Design VM (Facilitator- (ACEOs and meeting,
Business ACEOs) Directors) b) Powerpoint
Needs/ Value slides,
Drivers (1/2 day c) List of KPIs
workshop)

Planning Design Brief JTC PM Project Team Prepare design brief

Project Scoping for consultancy
tender
Project Preliminary Consultant ACEO VM Committee Approved Concept
Conceptualisation Design VM (ACEO and Design
(Before CAPEX Directors)
Approval)
Before Submission Detailed JTC & ACEO VM Committee a) Minutes of VM
to Authorities Design VM Consultant (ACEO and meeting,
Refinements Directors) b) Powerpoint
Detailed Design slides,
(1/2 day c) Checklist for
workshop) Value Drivers
endorsed by VM
Committee

Execution to Value JTC & PM Project Team Change Request for

Closing Out Engineering Consultant design optimization

References:
Issue 1, 2012. A Publication of the Centre for Public Project Management, Value for Money (VfM)
Principles Part 1.

Issue 2, 2012. A Publication of the Centre for Public Project Management, Value for Money (VfM)
Principles Part 2 (M&E).

Issue 3, 2013. A Publication of the Centre for Public Project Management, Value for Money (VfM)
Principles Part 3 (Structure).
 Detailed Design
Building Project

Contents

Detailed Design

1) Architectural

2) Civil and
Detailed Design Value Management Structural

3) Mechanical and
Electrical

4) Presentation of
BIM Model

Project Schedule

Contract Management

Annex

1
 Detailed Design
Building Project

Detailed Design
Purpose
1. Architectural
To assist VM
a) Subdivision Layout and building efficiency Committee on the
following:
b) Architectural detailing: a) To validate the
preliminary
i. Windows detail (e.g. top-hung, sliding, etc.) design and
feasibility
ii. Roof detail studies
discussed in
iii. Design feature detail i.e. drop off, lobby, toilet common Preliminary
area, lighting, railings, interior. etc. Design VM
b) To discuss the
c) Finishing Material (e.g. external and internal wall finishing) detailed design
(40%
d) Landscape: completed)
As well as
i. Softscape: planting species
c) To proceed the
ii. Hardscape remaining part
of the detailed
iii. Landscape furniture design and
d) To call the
Construction
Contract
(EPV<CAPEX)

2
 Detailed Design
Building Project

Detailed Design (Cont) Notes:

2. Civil and Structural

a) Types of earth retaining structural system adopted (if any) .

Points for consideration:

i. Permanent or temporary works

ii. Speed of construction

iii. Cost of construction

iv. Depth of basement

b) Types of piling system adopted (driven reinforce concrete piles,

spun piles or bored piles)

c) Types of Super-Structure System adopted (cast-in-situ, semi-pre-

cast, pre-cast, pre-fabrication of modules, modular construction,
structural steels)

d) Structure efficiency and utilisation rate for foundation and

superstructure

e) Other sustainable and green construction materials adopted

(recycled aggregates, green cement, etc.)

f) Other innovative technologies for trial

3
 Detailed Design
Building Project

Detailed Design (Cont) Notes:

3. Mechanical and Electrical

a) Presentation of Schematic Drawing for all M&E System

b) Proposed M&E equipment capacity & configuration

c) Presentation of equipment layout for major M&E system (for eg,

Chiller Plant room, Cooling Tower layout, Transformer room
layout, lifts location, BMS, security system, etc).

d) Presentation of M&E services routing from plant room to the

riser.

e) Proposed Chilled Water Plant Efficiency

f) Updates on Greenmark Preliminary Scoring and Energy Saving

%.

4. Presentation of BIM Model

Time Schedule
1. Target tender date
2. Phased completion / Overall completion

Contract Management
1. Pre-tender cost estimate vs project budget prior to tender
2. Tender documents, drawings, specifications and project deliverables
3. Illustrate the rate use is comparable to the latest building projects,
and is reasonable 3
 Annex

VM Process for Building Projects

Milestone Output Conducted Led by Decision- Deliverables

by Making Level

Project Concept JTC Cluster VM Committee a) Minutes of VM

Initiation Design VM (Facilitator- (ACEOs and meeting,
Business ACEOs) Directors) b) Powerpoint
Needs/ Value slides,
Drivers (1/2 day c) List of KPIs
workshop)

Planning Design Brief JTC PM Project Team Prepare design brief

Project Scoping for consultancy
tender
Project Preliminary Consultant ACEO VM Committee Approved Concept
Conceptualisation Design VM (ACEO and Design
(Before CAPEX Directors)
Approval)
Before Submission Detailed JTC & ACEO VM Committee a) Minutes of VM
to Authorities Design VM Consultant (ACEO and meeting,
Refinements Directors) b) Powerpoint
Detailed Design slides,
(1/2 day c) Checklist for
workshop) Value Drivers
endorsed by VM
Committee

Execution to Value JTC & PM Project Team Change Request for

Closing Out Engineering Consultant design optimization

References:
Issue 1, 2012. A Publication of the Centre for Public Project Management, Value for Money (VfM)
Principles Part 1.

Issue 2, 2012. A Publication of the Centre for Public Project Management, Value for Money (VfM)
Principles Part 2 (M&E).

Issue 3, 2013. A Publication of the Centre for Public Project Management, Value for Money (VfM)
Principles Part 3 (Structure).